PC Res 4425RESOLUTION NO. 4425
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2017-273) TO
ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 3,700
SQ. FT. SOLAR CARPORT STRUCTURE WITH ASSOCIATED
EQUIPMENT AND A TREE REMOVAL PERMIT (PLN2017-274)
TO ALLOW THE REMOVAL OF THREE CAROLINA LAUREL
CHERRY TREES IN ASSOCIATION WITH THE PROPOSED
SOLAR CARPORT STRUCTURE ON PROPERTY LOCATED
AT 1675 S. WINCHESTER BOULEVARD IN THE P-F (PUBLIC
FACILITIES) ZONING DISTRICT.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as
follows with respect to file numbers PLN2017-273 and PLN2017-274:
1. The project site is zoned P-F (Public Facilities) as shown on the Campbell Zoning Map.
2. The project site is designated Institutional as shown on the Campbell General Plan
Map.
3. The project site is located on the western side of S. Winchester Boulevard, south of
Hamilton Avenue and north of Latimer Avenue.
4. The project site consists of a 141,769 sq. ft. parcel, currently developed with a six (6)
buildings of an existing religious facility.
5. The proposed project is an application for a Site and Architectural Review Permit to
allow the construction of an approximately 3,700 sq. ft. solar carport structure with
associated equipment and a Tree Removal Permit (PLN2017-274) to allow the removal
of three Carolina Laurel Cherry trees in association with the proposed solar carport
structure.
6. In review of the proposed project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, landscaping, structure design, and site layout.
7. The retention of the three (3) Carolina Laurel Cherry trees restricts the economic
enjoyment of the property or creates an unusual hardship for the property owner by
severely limiting the use of the property in a manner not typically experienced by
owners of similarly zoned and situated properties, and the applicant has demonstrated
to the satisfaction of the approval authority that there are no reasonable alternatives to
preserve the tree(s).
Planning Commission Resolution No. 4425 Page 2 of 2
PLN2017-273, 274 ~ 1675 S. Winchester Blvd.
Site & Architectural Review Permit, Tree Removal Permit
8. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required Conditions of Approval, w_ ill have a significant
adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed use is consistent with the General Plan.
2. The project will aid in the harmonious development of the immediate area.
3. The project is consistent with applicable adopted design guidelines.
4. The project qualifies as a Categorically Exempt project under Section 15311, Class 11,
of the California Environmental Quality Act (CEQA) pertaining to the construction of
minor structures accessory to an existing institutional facility.
5. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2017-273) to allow the construction of an
approximately 3,700 sq. ft. solar carport structure with associated equipment and a
Tree Removal Permit (PLN2017-274) to allow the removal of three Carolina Laurel
Cherry trees in association with the proposed solar carport structure on property
located at 1675 S. Winchester Boulevard, subject to the attached Conditions of
Approval (attached Exhibit A).
PASSED AND ADOPTED this 13th day of February, 2018, by the following roll call vote:
AYES: Commissioners: Rich, Hernandez, Rivlin, Krey
NOES: Commissioners:
ABSENT: Commissioners: Dodd, Ostrowski
ABSTAIN: Commissioners:
APPROVED:: ~~~
Michael Rich, Chair
ATTEST:
Paul Kermoyan, Secretary
EXFIIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2017-273)
Tree Removal Permit (PLN2017-274)
1675 S. Winchester Boulevard
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances,
laws and regulations and accepted engineering practices for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2017-273) to allow the construction of an approximately 3,700 sq. ft. solar carport
structure with associated equipment and a Tree Removal Permit (PLN2017-274) to
allow the removal of three Carolina Laurel Cherry trees in association with the
proposed solar carport structure, on property located at 1675 S.11Vinchester Blvd. The
project shall substantially conform to the Revised Project Plans stamped as received
by the Planning Division on December 11, 2017, except as may be modified by the
Conditions of Approval specified herein.
2. Permit Expiration: The Site and Architectural Review Permit and Tree Removal Permit
approval shall be valid for one (1) year from the effective date of Planning Commission
action (expiring February 23, 2019). Within this one-year period, an application for a
building permit must be submitted and the designated trees must be removed. Failure
to meet this deadline or expiration of an issued building permit will result in the Site and
Architectural Review Permit and the Tree Removal Permit being rendered void.
3. Planning Final Required: Planning Division clearance is required prior to Building
Permit final. Construction not in substantial compliance with the approved project plans
shall not be approved without prior authorization of the necessary approving body.
4. Replanting Plan: The applicant shall plant three (3) 24-inch box trees per the
Replacement Plan contained in the Project Plans stamped as received by the Planning
Division on December 11, 2017. The replacement trees shall be planted within 30 days
of the removal of the three (3) Carolina Laurel Cherry trees, unless accepted
arboricultural practices dictate a preferential planting period for the species chosen as
the replacement tree.
Exhibit A -Conditions of Approval - Page 2 of 4
PLN2017-273, 274 ~ 1675 S. Winchester Blvd.
Site & Architectural Review Permit, Tree Removal Permit
Parking and Driveways: All 'parking and driveway areas shall be maintained ~ in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code.
6. Landscaping:. The construction drawings submitted for a building permit shall include a
landscaping plan, including irrigation details and associated calculations, prepared in
compliance with Campbell Municipal Code Chapter 21.26 (Landscaping Requirements)
and with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations
(Model Water Efficient Landscape Ordinance).
7. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director for historic appropriateness"and compliance with the
Campbell Lighting Design Standards (CMC Sec. 21.18.090).
8. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 'The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior to the issuance of building
permits.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and.5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise=generating construction equipment; such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
f. Use standard dust 'and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell. .
Building Division:
9. Permits Required: A building permit application shall be required for the proposed new
Solar Carport Structure. The building permit shall include Electrical/Plumbing/
Mechanical fees when such work is part of the permit. The building shall be made to
comply with all the requirements necessary to the new buildings proposed occupancy.
10. Construction Plans: The Conditions of ..Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Exhibit A -Conditions of Approval Page 3 of 4
PLN2017-273, 274 ~ 1675 S. Winchester Blvd.
Site & Architectural Review Permit, Tree Removal Permit
11. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
12. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
13. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details. Site address and parcel
numbers shall also be clearly called out. Site parking and path of travel to public
sidewalks shall be detailed.
14. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
15. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits,
in accordance with C.B.C Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
16. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control
Program specification sheet shall be part of plan submittal. The specification sheet
(size 24" X 36") is available at the Building Division service counter.
17. Title 24 Accessibility -Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
18. Title 24 Accessibility: This project shall comply fully with the provisions of Chapter 11 B
of the California Building Code 2016 ed.
19. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department
20. P.G.& E.: Applicant is advised. to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval
process. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
Exhibit A -Conditions of Approval Page 4 of 4
PLN2017-273, 274 ~ 1675 S. Winchester Blvd.
Site & Architectural Review Permit, Tree Removal Permit
21. Storm Water Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel. Storm
water shall not drain onto neighboring parcels.
FIRE DISTRICT
22. Review of this Developmental proposal is limited to acceptability of site access, water
supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan
review to determine compliance with adopted model codes. Prior to performing any
work the applicant shall make application to, and receive from, the Building Department
all applicable construction permits.
23. Fire Apparatus (Engine) Access Driveway Required: Provide an access driveway with
a paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and
23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications Sheet D-1.
24. Carport buildings and trash enclosures with covered roof require fire sprinkler
protection. Revise plans to indicate that the buildings will be protected by an approved
automatic fire sprinkler system if they do not meet the following exceptions in
accordance with Campbell Municipal Code amendments to the 2012 International Fire
Code that states:
Group S-2 or U occupancies used exclusively for vehicle parking and meeting all of the
followina conditions:
a. Noncombustible construction
b. Maximum building area not to exceed 5,000 square feet
c. Structure is open on three (3) or more sides
d. Minimum of 10 feet separation from existing buildings unless area is separated by
fire walls complying with CBC 706.