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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) Page 7 of 10 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) Paae 8 of 10 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) Page 10 of 10 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.