PC Res 4513RESOLUTION NO. 4513
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2018-295) WITH SITE AND ARCHITECTURAL REVIEW TO
ALLOW FOR THE CONVERSION OF A RESIDENCE INTO AN
OFFICE BUILDING, A 117 SQ. FT. ADDITION TO THE CONVERTED
OFFICE BUILDING, CONSTRUCTION OF A NEW 2,417 SQ. FT.
STORAGE BUILDING, INCREASE IN FENCE HEIGHT, CHANGES
TO SITE CIRCULATION AND ONSITE PARKING, A REDUCTION IN
LANDSCAPING REQUIREMENTS AND A VARIANCE (PLN2018-297)
TO ALLOW FOR A REDUCTION IN DRIVEWAY WIDTH ON
PROPERTY LOCATED AT 920 S. MCGLINCY LANE.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to File No. PLN2018-295
(Conditional Use Permit) & PLN2018-297 (Variance):
Environmental Finding
1. The project may be found Categorically Exempt under Section 15301 of the
California Environmental Quality Act (CEQA), pertaining to the operation and leasing,
and minor alteration -of an existing private structure, and Section 15303 pertaining to
the conversion of existing small structures from one use to another, where only minor
modifications are made in the exterior of the structures and pertaining to the
construction of new small facilities and structures.
Evidentiary Findings
1. The project site is located on the east side of-S. McGlincy Lane, south of E. McGlincy,
and north of Curtner Avenue.
2. The predominantly rectangular, 17,860 sq. ft. property is bordered by industrial uses
to the north, south and west, and single-family residential uses to the east.
3. Outside of structures, the property is almost entirely paved with the exception of a
small landscape area and tree which occur between the residence and storage
building.
4. The subject request is for a Conditional Use Permit (PLN2018-295) with Site and
Architectural Review to allow for the conversion of a residence into an office building,
a 117 sq. ft., addition to the converted office building, construction of a new 2.,417 sq.
ft. storage. building, increase in fence height, changes to site circulation and onsite
parking, and a Variance (PLN2018-297) to allow for a reduction in landscaping
requirements and driveway width onsite.
Planning Commission. Resolution No. 4513 Page 2 of 6
PLN2018-295 to 297 — 920 S. McGlincy Lane
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
5. The General Plan land use designation for the property is Light Industrial.
6. The project site is zoned M-1 (Light Industrial).
7. The property is developed with a 1,190 sq. ft. single -story single-family residence,
400 sq. ft. storage building, and a trash enclosure which would remain and/or be
modified by the permit request.
8. The Planning Commission's review of the proposed project encompassed zoning and
General Plan land use conformance, noise, circulation, traffic, and parking.
9. The proposed use of the property for an electrical contractor is considered
`professional office' (converted residence to office) and `warehousing' (proposed and
existing storage building) land use.
10. The parking requirement for a professional office use is one space per 225 sq. ft. of
gross floor area.
11. The parking requirement for a warehousing use is one space per 400 sq. ft. of gross
floor area.
12. The proposed use(s) would require 13 parking spaces per code (1,307 sq. ft. office /
225 = 5.8 parking spaces; 2,817 sq. ft. storage 1400 = 7.04 /// 5.8+7.04 = 12.84
and rounding up to 13 spaces in accordance with CMC 21.02.020.D. Calculations -
Rounding).
13. Fences part of a development application do not require the submittal of a separate
fence exception application and may be approved by the Planning Commission or
City Council upon making the required findings pursuant to CMC Sec. 21.18.060.G.
(Fences as part of a development application).
14. While the project does not satisfy the interior side or rear landscaping requirements,
special circumstances (e.g. unusual lot shape; the project is providing more than the
required amount of landscaping overall) warrant consideration of an adjustment.
15. The Zoning Code implements the General Plan, which encourages the
redevelopment of non -conforming .properties as conforming uses (see Policy LUT-
5.8). With this objective in mind, the applicant is proposing to convert a non-
conforming residential use to an industrial use in an industrial area and has
encountered a practical difficulty achieving a code required two-way driveway width
(20-feet) and interior side/rear landscaping requirement (5-feet) due to the placement
of the existing house in relation to the unusually narrow (60-feet) and long (318-feet)
shape of the property.
16. Owners of other properties in the M-1 zoning district are able to retain existing non-
conforming structures while allowing for industrial activity provided that no "structural
alterations to those structures are made except those required by law or ordinance"
Planning Commission Resolution No. 4513 Page 3 of 6
PLN2018-295 to 297 — 920 S. McGlincy Lane
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
in accordance with CMC 21.58.050 (Restrictions on nonconforming structures). In
this circumstance, the majority of the applicant's changes to the residential structure
(i.e. adding a new accessible entry) are required by law. While the applicant is
separately proposing to add on to the existing building, a separate exception in the
non -conforming provisions allow for such expansion provided that the structure was.
legally constructed (which it was), the addition is limited to the first story (which it is),
and would not decrease existing setbacks (which it will not). As such, denial of the
applicant's request in this regard would deprive the applicant of a privileges enjoyed
by other properties in the area.
17. Beyond representing one of the longest and narrowest properties in the M-1 zoning
district, the combination of this unusual lot shape.with the presence of a legal non-
conforming single-family residence represents an exceptional or extraordinary
circumstance which does not generally apply to other properties in the M-1 zoning
district.
18. There are a very limited number of properties in the M-1 zoning district with a long
and narrow lot shape with a non -conforming residential use. Other properties, with
similar circumstances would be treated similarly when encountering similar hardships
and practical difficulties when attempting to convert a residential use to industrial
activity.
19. The granting of this variance will not be detrimental to public health, safety or
welfare, but actually prevent injury by allowing the conversion of an existing
residence not intended for commercial use to go through a permitting process to
allow for such use. Further, while a reduced driveway width has been requested, the
Fire Department has separately reviewed and approved a `Fire Code Variance' to
allow for the minor reduction in driveway width thereby determining that such
reduction would not result in a risk to life or safety of the subject property or
properties or improvements in the vicinity.
20. Applicable General Plan Policies considered by the Planning Commission included:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial
and commercial neighborhoods, each with its own individual character; and allow
change consistent with reinforcing positive neighborhood values, while protecting the
integrity of the city's neighborhoods.
Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have minimal
setbacks from the sidewalk except to allow for pedestrian oriented features such as
plazas, recessed entryways, and wider sidewalks for outdoor cafes. Discourage parking
areas between the public right-of-way and the front fagade of the building.
Policy LUT-5.4: Industrial Neighborhoods: Safeguard industry's ability to operate effectively, by
limiting the establishment of incompatible uses in industrial neighborhoods and
encouraging compatible uses.
Planning Commission Resolution No. 4513 Page 4 of 6
PLN2018-295 to 297 — 920 S. McGlincy Lane
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297).
Strategy LUT-5.4b: Residential Adjacent to Industrial: Amend Area Plans and Zoning Ordinances to ensure
that conflicts between residential and industrial uses are minimized.
Strategy LUT-5.4c: Redevelopment: Facilitate redevelopment opportunities in the McGlincy Lane area.
Policy LUT-5.5: Industrial Diversity: Promote a variety of industrial use opportunities that maintain
diversified services and a diversified economic base.
Policy LUT-5.6: Industrial Impact: Reduce the impact of existing industrial uses on adjacent residences,
schools, and other sensitive uses.
Strategy LUT-5.6a: Performance Standards: Develop performance standards to mitigate negative impacts on
adjacent.uses that surround industrial areas, including noise, light and vibration.
Strategy LUT-5.6c: Physical Buffers: Provide landscaped buffers, sidewalks and equipment screening to
provide a visual and noise -abating buffer between uses.
Policy LUT-5.7: Industrial Areas: Industrial development should have functional and safe vehicular,
bicycle and pedestrian circulation, good site and architectural design, be sensitive to
surrounding uses, connect to public transit, and be energy efficient. New projects should
contribute to the positive character of industrial areas and the overall image of the City.
Strategy LUT-5.7a: Industrial Design Guidelines: Develop Industrial Design Guidelines' with specific
policies including, but not limited to the following:
➢ Require varied, high -quality, finished construction materials such as glass, stucco,
plaster, or brick. No exposed concrete block or flat sheet metal.
➢ Enhance the street frontage of a building with landscaping and an emphasis on the
office portion of the building.
➢ Orient service activities such as loading docks to the rear of the site.
Strategy LUT-5.7b: Amenities in Industrial Areas: Amend Zoning Ordinance to provide appropriate
amenities for employees in industrial areas, such as outdoor eating areas and walkways.
Strategy LUT-5.7c: Screening: Screen the service portion of industrial buildings such as outdoor storage,
trash enclosures and loading areas, especially those adjacent to roadways or public
amenities, with extensive landscaping and architectural treatments.
Policy LUT-5.8: Non -Conforming: Encourage non -conforming properties to redevelop as
conforming uses.
Strategy LUT-16.2b: Non -Residential Entries: Ensure that all non-residential developments are required to
orient identifiable entryways toward public streets and provide street -level windows and
glass front display bays for all street -level office and retail.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Conditional Use Permit Findings (CMC Sec. 21.46.040):
' While the City has not adopted Industrial Design Guidelines, the design policies should be considered nonetheless.
Planning Commission Resolution No. 4513 Page 5 of 6
PLN2018-295 to 297 — 920 S. McGlincy Lane
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning
Code and the Campbell Municipal Code;
2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the
fences and walls, landscaping, parking and loading facilities, yards, and other
development features required in order to integrate the use with uses in the
surrounding area,
4. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate;
5. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on -site and in the vicinity of the
subject property; and
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or
general welfare of persons residing or working in the neighborhood of the proposed
use, or be detrimental or injurious to property and improvements in the neighborhood
or to the general welfare of the city.
Landscaping Determination (CMC Sec. 21.26.050),
7. There are unique or special circumstances which warrant an adjustment to required
landscaping.
Fence Findings (CMC Sec. 21.18.060.E):
8. The proposed fencing would not impair pedestrian or vehicular safety.
9. The proposed fencing would result in a more desirable site layout.
10. The proposed fencing would not be detrimental to the health, safety, peace, morals,
comfort or general welfare of persons residing or working in the neighborhood of the
change.
11. The proposed fencing would not be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city.
Variance Finding(s):
12. The strict or literal interpretations and enforcement of the specified regulation(s)
would result in a practical difficulty or unnecessary physical hardship inconsistent
with the objectives of this Zoning Code;
Planning Commission Resolution No. 4513 Page 6 of 6
PLN2018-295 to 297 — 920 S. McGlincy Lane
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
13. The strict or literal interpretations and enforcement of the specified regulation(s)
would deprive the applicant of privileges enjoyed by the owners of other properties
classified in the same zoning district;
14. There are exceptional or extraordinary circumstances or conditions applicable to the
subject property (i.e., size, shape, topography) which do not apply generally to other
properties classified in the same zoning district;
15. The granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same zoning
district; and
16. The granting of the Variance will not be detrimental to the public health, safety, or
welfare, or materially injurious to properties or improvements in the vicinity.
Environmental Finding(s) (CMC Sec. 21.38.050):
17. The project is Categorically Exempt under Section 15301 of the California
Environmental Quality Act (CEQA), pertaining to the operation and leasing, and
minor alteration of an existing private structure, and Section 15303 pertaining to the
conversion of existing small structures from one use to another where only minor
modifications are made in the exterior of the structures and pertaining to the
construction of new small facilities and structures.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2018-295) with Site and Architectural Review to allow for the
conversion of a residence into an office building, a 117 sq. ft. addition to the converted
office building, construction of a new 2,417 sq. ft. storage building, increase in fence
height, changes to site circulation and 'onsite , parking, a reduction in landscaping
requirements and a Variance (PLN2018-297) to allow for a reduction in driveway width
on property located at 920 S. McGlincy Lane, subject to the attached Conditions of
Approval (attached Exhibit A).
PASSED AND ADOPTED this 11th day of June, 2019, by the following roll call vote:
AYES:
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners:
ABSTAIN:
Commissioners:
ATTEST:
Ching, Hines, Krey, Ostrowski, Rich and Rivlin
None
None
None
APPROVED:
Pau`I d( moyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL,
Conditional Use Permit (PLN2018-295) with Site and Architectural Review
& Variance (PLN2018-297)
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 Conditional Use Permit (PLN2018-295)
with Site and Architectural Review to allow for the conversion of a residence into an
office building, a 117 sq. ft. addition to the converted office building, construction of a
new 2,417 sq. ft. storage building, increase in fence height, changes to site
circulation and onsite parking, a reduction in landscaping requirements and a
Variance (PLN2018-297) to allow for a reduction in driveway width on property
located at 920 S. McGlincy Lane. The project shall substantially conform to the
Revised Project Plans and Color and Material Sheet stamped as received by the
Community Development Department on June 3, 2019, except as may be modified
by the Conditions of Approval contained herein.
2. Plan Revisions: Prior to issuance of a building permit, the following revisions to the
project plans shall be made:
a. Pavement: The plans submitted for building permit shall revise the pavement
under parking space #9 to reflect a surface material consistent with the rest of the.
parking spaces.
3. Building Permit Deadlines: As an active Code Enforcement Case (IWORQ Case
Number 2217) the building permit for Phase 1 of the project which includes all
proposed improvements except the construction of the storage building (i.e. convert
the residence to an office, install landscaping, parking) must be submitted within
two -months of final approval (August 21, 20191. Once a building permit is
submitted, it shall be an ongoing obligation of the applicant to demonstrate continued
progress on the permit by responding to any `formal plan check comments' compiled
and transmitted by the Building Division with a resubmittal of the building permit
within 30-days of the transmittal date of said `formal plan check comments'.
4. Permit Expiration & Phasing: The Conditional Use Permit (PLN2018-295) with Site
and Architectural Review and Variance (PLN2018-297) approved herein shall be
valid for one year from the date of final approval (expiring June 21, 2020). Within this
one-year period, building permits for both Phase 1 and Phase 2 of the project must
be submitted to the City of Campbell. However., submittal of 'a building permit for
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
Page 2 of 10
Phase 1 shall 'vest" the land use entitlement (i.e. Conditional Use Permit and
Variance) for all purposes and for all.work except the construction of the storage
building which is planned to be completed under Phase 2.
5. Indemnity: By exercise of this permit approval, the applicant shall indemnify and
defend the City of Campbell, its officers, officials, employees, and agents from any
and all actions, liabilities, losses, and torts, including attorney's fees arising out, of or
connected unto any -challenge to the decision of the City Council on this application.
6. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working
hours that result in verified complaints may result in the issuance of a Stop Work
Notice issued to the project with cessation of work for a minimum of seven (7) days
from the date of issuance and an Administrative fine of up to $1,000.00.
7. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event
the building permit expires, the City may impose fines or exercise administrative
remedies to compel timely completion of work.
8. Minor Modifications: Minor Modifications to the approved project plans are subject to
review and approval by the Community Development Director. Minor modifications
include alterations in floor area of no more than 50 square feet on the first floor
(except for PD permits where additional floor- area is considered a major
modification), alterations to second story windows that are not oriented toward
neighboring yards and result in an increase in window area of no more than one
square foot and horizontal relocation of no more than one foot from the [approved
window location, and minor alterations to fagade material. All other modifications are
subject to review at a public hearing.
9. Plan Revisions: Upon prior approval by the Community Development Director, all
Minor Modifications to the approved project plans shall be included in the
construction drawings submitted for Building Permit. Any modifications to the Building
plan set during construction shall require submittal of a Building Permit Revision and
approval by the Building Official prior to Final Inspection.
10. Water Efficient Landscape Standards: This project is subject to the updated
California Model Water Efficient Landscape Ordinance (MWELO). The building
permit application submittal shall demonstrate, compliance with applicable MWELO
and landscaping requirements.
11. Storage Buildings: The two storage buildings on the property shall be restricted to
storage (warehousing use) in perpetuity.
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
Paae 3 of 10
12. Signage: No signage is approved as- part of the development application approved
herein. All signage shall be installed and maintained consistent with the provision of
the Sign, Ordinance, Chapter 21.30 of the Campbell Municipal Code.
13. Location of Mechanical Equipment: No roof -mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing building
without providing screening of the mechanical equipment from public view and
surrounding properties. The screening material and method shall be architecturally
compatible with the building, and requires review and approval by the Community
Development Director and Building Division prior to installation of such screening.
14.Outdoor Storage: No outdoor storage is permitted !on the subject property (not
including marked business vehicles which may be parked overnight).
15. Business License: A valid City of Campbell business license shall be maintained at
all times.
16. Property Maintenance: All -exterior areas shall be maintained free from graffiti, trash,
rubbish, posters and stickers placed on the property.
17. Parkinq & Driveway Areas: All parking and driveway areas shall be striped and
maintained in compliance with the approved plans and Chapter 21.28 (Parking and
Loading) of the Campbell Municipal Code. All parking and driveway areas shall be
regularly swept and cleaned to remove litter and debris.
18. Noise: Doors shall remain closed at all times the facility is in use. Regardless of
decibel level, noise shall not obstruct the free use of neighboring uses so as to
unreasonably interfere with the comfortable enjoyment of adjoining properties or
tenant spaces.
19. Landscaping: All exterior landscaping, including trees, shall be maintained in good
condition.
20.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 prior to installation of the lighting for compliance
with all applicable Conditions of;Approval, ordinances, laws and regulations. Lighting
fixtures shall be of a decorative design to 'be compatible with the residential
development and shall incorporate energy saving features.
21. Perimeter Fencing: Fencing surrounding the perimeter of the site shall be maintained
in good condition.
22. Revocation of Permit: Non-compliance with these standards, or any other conditions
of approval specified ,herein or any standards, codes, or ordinances of the. City of
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
Paae 4 of 10
Campbell or State of California shall be grounds for consideration of revocation by
the Planning Commission. In order to cover staff costs for a revocation hearing, the
applicant shall be required to cover the time and materials for such action, not to
exceed the cost of a Conditional Use Permit based on the fee schedule in effect at
the time of the public hearing. In the event the Planning Commission finds that no
wrong -doing has occurred, no payment shall be required:
BUILDING DIVISION
23. Permits Required: A building permit application shall be required. The building permit
shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
24. Construction Plans: The conditions of. Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit..
25. 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.
26. Size Of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X.36 in.
27. 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. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and intended
for use to determine the height of the proposed structure.
28. Exterior Wall Construction: Project Architect/Engineer shall examine the existing
structure for locations of exterior walls in relationship to property lines. Wall
construction requirements for commercial uses are typically more restrictive that for
residential uses. (Refer to Table 601, of the Current California Building Code 2016
ed.)
29. 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.
30.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.0 Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
Page 5 of 10
31. Non -point Source Pollution: 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.
32. 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 public
sidewalks.
33. Title 24 Accessibility — Commercial: This change in use shall require the space to
comply fully with California Access requirements Chapt. 11 B 2016 CBC.
34.Approvals Required: The project requires the following agency approval or
consultation prior to issuance of the building permit:
• West Valley Sanitation. District (378-2407)
• Santa Clara County Fire Department (378-4010)
35. 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.
J
36. 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 DEPARTMENT
37. Limited Review: 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.
38. Fire Sprinklers Required: (Noted On sheet PAO.1) An approved automatic sprinkler systems
in new and existing buildings and structures shall be provided in the locations described in
this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For
the purposes of this section, firewalls used to separate building areas shall be constructed in
accordance with the California Building Code and shall be without openings or penetrations.
NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
Page 6 of 10
for consulting with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required. A State of California licensed (C-16) Fire
Protection Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their work.
CFC Sec. 903.2 as adopted and amended by CBLMC.
39.Water Supply Requirements: (Noted On sheet PAO.1) Potable water supplies shall be
protected from contamination caused by fire protection water supplies. It is the responsibility
of the applicant and any contractors and subcontractors to contact the water purveyor
supplying'the site of such project, and to comply with the requirements'of that purveyor.
Such requirements shall be incorporated into the design of any water -based fire protection
systems, and/ or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of the
potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of the
water purveyor.of record are documented by that purveyor as having been met by the
applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
40. Public/Private Fire Hydrant(s) Required: (New public hydrant shown on Sheet PALO)
Provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department
and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a
minimum single hydrant flow'of 2,125 GPM at 20 psi, residual. Fire hydrants shall be
provided along required fire apparatus access roads and adjacent public streets. CFC Sec.
507, and Appendix B and associated Tables, and Appendix C.
' 41.Timing of installation: (Noted On sheet PAO.1) When fire apparatus access roads or a water
supply for fire protection is required to be installed, such protection shall be installed and
made serviceable prior to and'during the time of construction except when approved
alternative methods of protection are provided. Temporary street signs shall be installed at
each street intersection when construction of new roadways allows passage by vehicles in
accordance with Section 505.2 CFC Sec. 501.4
42. Construction Site Fire Safety: All construction sites must comply with applicable provisions
of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate
notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33,
43.Trash Enclosure: The proposed trash enclosure shall comply with CFC 2016 edition§
304.3.3. Sprinkled: noted on Sheet PA1.3.
44. Gate/Access Gate Requirements: (Noted On sheet PAO.1) Gate installations shall conform
with Fire Department Standard Details and Specification G-1 and, when open shall not
obstruct any portion of the required width for emergency access roadways or driveways.
Provide details on the plan showing the unobstructed width when the gate is in the open
position. The unobstructed width shall be 20' and if a swing type gate it shall open a full 90
degrees (minimum). Please show gate details to include dimensions and swing if any.
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
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45. Gate Locks: Locks, if provided, shall be fire department approved prior to installation. Gates
across the emergency access roadways shall be equipped with .an approved access
devices. If the gates are operated electrically, an approved Knox key switch shall be
installed; if they are operated manually, then an approved Knox padlock shall be installed.
Gates providing access from a road to a driveway or other roadway shall be at least 30 feet
from the road being exited. CFC Sec. 503.6 and 506.
46.Address identification: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible and visible from the street or road fronting the property. These numbers shall
contrast with their background. Where required by the fire code official, address numbers
shall be provided in additional approved locations to facilitate emergency response. Address
numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4
inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access
is by means of a private road and the building caru1ot be'viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure. Address
numbers shall be maintained. CFC Sec. 505.1
PUBLIC WORKS DEPARTMENT
The scope of this proiect trippers the requirement for Frontage Improvements
as required by Campbell Municipal Code 11.24.040. The applicant will -be
required to apply for an Encroachment permit to construct frontage improvements as
listed below.
47. Construction Drawings: The applicant shall submit the. Street Improvement Plans,
and Grading. and Drainage Plans directly to the Public Works Department prior to, or
concurrent with the Building permit application. Said. application shall include the
following:
48. Response Letter: Upon submittal of the required plans, the applicant shall provide an
itemized response letter verifying 'that all the Public Works Conditions of Approval
have been met or addressed.
49. Submittal Requirements: The checklist for the various plans required for submittal
can be found on the City's Website at City Services► Public
Works► Engineering► Land Development► Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
a. Checklist for Grading and Drainage
b. Checklist for Street Improvement Plans
50. Preliminary Title Report: Prior to issuance of any, grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
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51. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. Prior to occupancy, the design engineer shall
provide written certification that the development has been built per the engineered
grading and drainage plans.
In addition, a plan review letter will be required of the Geotechnical engineer for.the
entire grading and drainage system which should include but is not limited to a review
of the subsurface of the non -compacted biotreatment material . that may have
potential for subsurface failure and surface failure due to vehicle loads.
52. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee, currently set at
$2,650.00 per net acre, which is $1087.00.
53. Storm Water Information: On the grading plans show the amount, in square footage,
of:
a. Existing impervious area.
b. Proposed impervious area.
c. Proposed pervious area.
54. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the quantity
of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet- Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
55. Utilities: All on -site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
Page 9 of 10
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
56. Water Meter(s) and Sewer Cleanout(sh Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line. REVISE CONSTRUCTION PLANS TO SHOW THE NEW
LOCATIONS OF WM AND SCO ON PRIVATE PROPERTY.
57. Utility Coordination Plan: Prior to issuance of building. permits for the site, the
applicant shall submit a utility coordination plan and schedule fo'r approval by the City
Engineer for installation and/or abandonment of all utilities. The plan shall clearly
show the location and size of all existing utilities and .the associated main lines;
indicate which utilities and services are to remain; which utilities and services are to
be abandoned, and where new utilities and services will be installed. Joint trenches
for new utilities shall be used whenever possible.
58. Pavement Restoration: The applicant shall restore the pavement in compliance with
City standard requirements. In the event that the roadway has recently received a
pavement treatment or reconstruction, the project will be subject to the City's Street
Cut Moratorium. The applicant will ' be required to perform enhanced pavement
restoration consistent With the restoration requirements associated with the Street
Cut Moratorium. The City's Pavement Maintenance Program website
(hft6s://www.ci.'campbell-.ca.us/219) has detailed information on the streets currently
under moratorium and the enhanced restoration requirements.
59. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall
execute a street improvement agreement, cause plans for public street improvements
to be prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the
City Engineer:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area. )
c. Removal of existing driveway approach and necessary sidewalk, curb and
gutter.
d. Installation of two (minimum of two) City approved street trees with tree well
cut outs at 30 feet on center.
Conditions of Approval
Conditional Use Permit (PLN2018-295) with Site and Architectural Review & Variance
(PLN2018-297)
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e. Installation of City. standard curb, gutter, sidewalk and ADA compliant
driveway approach per City Standard Detail 18 "Commercial Driveway".
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Installation of traffic control, stripes and signs.
h. The proposed fire hydrant shall be placed at 2' from the face of curb and not
between 2' and 8' from the face of curb.
i. The flowline shall have a minimum slope of 0.5%, anything less than that is
unacceptable. "Maintaining ex drainage pattern", if it doesn't work now,
maintaining it will not be acceptable.
J. Construction of conforms to existing public and private improvements, as
necessary.
k. Submit final plans in a digital format acceptable to the City.
60. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing, occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as -built
drawings to the City.
61. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public. right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees 'shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
62. Utility Encroachment .Permit: Separate encroachment permits .for the installation of
utilities to serve the development will be required (including water, sewer, gas,
electric, etc.).- Applicant shall apply for and pay all necessary fees for utility permits
for sanitary sewer, gas, water, electric and all other utility work.
63.Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and , should those facilities or other work affect any public
improvements, the City may.add conditionsto the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.