PC Res 4524RESOLUTION NO. 4524
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT FOR CONSTRUCTION OF A NEW UTILITY
BUILDING ON PROPERTY LOCATED AT 501 VANDELL WAY IN
THE M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT (PLN2019-51).
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. PLN2019-51 (Site and
Architectural Review Permit).
Environmental Findinq
1. The project may be found Categorically Exempt under the California Environmental
Quality Act (CEQA) Sections 15302 and 15303, pertaining to replacement and
construction of a new structure where the new structure will be located on the same
site as the structure replaced and will have substantially the same purpose and
capacity as the structure replaced.
Evidentiary Findings
1. The project site is located on Vandell Way, east of Winchester Boulevard and west
of Dell Avenue.
2. The General Plan land use designation for the property is Research and
Development.
3. The Zoning District for the property is M-1 (Light Industrial).
4. The subject property is bordered by light industrial uses to the south and west,
medical uses to the north, and Winchester Boulevard to the east.
5. The project includes construction of a new utility building.
6. ' The property is currently developed with four buildings, three of which would
remain, and one that would be demolished and replaced with the proposed
building.
7. General manufacturing, industrial, and processing uses have a parking
requirement of one (1) stall for each 40.0 square foot of gross floor area, including
ancillary office uses.
8. The 75,399 square feet of building area requires a minimum of 189 parking stalls.
The site consists of 225 parking stalls, providing a surplus of 36 stalls.
9. Pursuant to CMC �21.26.050, the Planning Commission has the authority to adjust
the landscaping requirements for a specific use at a specific location so as to.
Planning Commission Resolution No. 4524 Page 2 of 3
Site and Architectural Review Permit (PLN2019-51)
require either a greater or lesser amount of landscaping when it determines that
there are unique or special circumstances that warrant an adjustment.
10. The subject property includes new landscaping around the perimeter of the site, in
the center of the parking lot, and around the perimeter of the dirt lot. Given the site
constrains and general lack of landscaping in the area, the Landscaping is
acceptable.
11. There are no adopted design guidelines or area plan for the subject property
12. 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.
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.
Policy LUT-5.5: Industrial Diversity: Promote a variety of industrial use
opportunities that maintain diversified services and a diversified
economic base.
Policy LUT-5.7: 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.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s).
4. There are unique or special circumstances which warrant an adjustment to
required landscaping.
Planning Commission Resolution No. 4524
Site and Architectural Review Permit (PLN2019-51)
Page 3 of 3
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review for construction of a new utility building on property located at 501
Vandell Way (PLN2019-51) subject to the attached Conditions of Approval (Exhibit A).
PASSED AND ADOPTED this 27rd day of August, 2019, by the following roll call vote:
AYES:
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners:
ABSTAIN:
Commissioners:
ATTEST:
APPROVED:
oyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN2019-51)
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, for
construction of a new utility building on property located at 501 Vandell Way
(PLN2019-51). The project shall substantially conform to the development plans
stamped as received by the Community Development Department on July 25,
2019, except as may be modified by the Conditions of Approval contained herein.
2. Permit Expiration: The Site and Architectural Review Permit approval (PLN2019-51)
shall be valid -for one year from the date of final approval (expiring September 27,
2020).. Within this one-year period, an application for a building permit must be
submitted. Failure to meet this deadline will result in the Site and Architectural
Review Permit being rendered void.
3. Plan Revisions: Any modifications to the Building plan submittal, including changes
to the floor plan and site layout, shall require approval by the Decision Making.
Body..
4. 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.
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.
6. Outdoor Storage: No overnight outdoor storage is permitted on the subject
property.
7. Business License: A valid City of Campbell business license shall be maintained at
all times.
Conditions of Approval
Site and Architectural Review Permit (PLN2019-51) Page 2 of 7
8. Property Maintenance: All exterior areas shall be maintained free from graffiti,
trash, rubbish, posters and stickers placed on the property.
9. Parking & 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.,
10. Landscaping.: All exterior landscaping, including trees, shall be maintained in good
condition.
11. 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.
12. Fencing/Gate: Fencing shall be maintained in good condition and the gate shall be
made accessible to emergency vehicles.
13. 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 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.
Conditions of Approval #14 and #15 added per Planning Commission:
14. Noise Study: Prior to issuance of building permits, the applicant shall obtain an
acoustical study that demonstrates, over an industry quantifiable duration, that the
noise levels from the proposed use will not exceed 65db as measured from the
property line or the baseline conditions of the site, whichever is greater. If the
acoustical study reveals that the use will create noise levels that exceed the
baseline conditions or 65dba as measured from the property line,, then the project
shall be returned to the Planning Commission for design modifications necessary.to
reduce the sound to less than 65dba or the current conditions, whichever is greater.
15. Light Study: Prior to issuance of building permits, the applicant shall obtain a light
study that demonstrates that the light emissions from the proposed use will not
create light lumens beyond what currently exists on the property and that the
proposed use will not emit light that is horizontally visible from outside the building
or vertically visible beyond any property line of the subject property. If a light study
reveals that the proposed use will create light that exceeds the baseline lumen
Conditions of Approval
Site and Architectural Review Permit (PLN2019-51) Page 3 of 7
conditions or that is visible horizontally or vertically beyond the property line, it shall
be returned ,to the Planning Commission for design modifications, necessary to
reduce the light emissions to the baseline conditions and prohibit light from being
horizontally visible outside the building or vertically visible beyond the property line.
The plans prepared for a building permit application shall include photo sensitive
motion sensors to reduce interior lighting from emitting from any portion of the
building that is not in use. The photo sensitive motion sensors shall be permanently
maintained in the building.
BUILDING DIVISION
16. New Code Cycle: Applications for permit submitted after January 1, 2020 will be reviewed
and issued under the requirements of the 2019 California Building Codes.
17. Permits Required: A building permit application shall be required for both the
proposed Demolition and new commercial structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
18. Building Permit Plans: The conditions of Approval shall be imbedded onto a plan
sheet as part of the plans submitted for a building permit.
19. 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.
20. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
21. 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.
22. Soils Report: Two copies of a current soils report, prepared to the satisfaction of
the Building Official, containing foundation and retaining wall design
recommendations shall be submitted with the building permit application. This
report shall be prepared by a licensed engineer specializing in soils mechanics.
23. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on -site retaining wall
Conditions of Approval
Site and Architectural Review Permit (PLN2019-51) Page 4 of 7
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
24. Title 24 Energy Compliance: CA 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.
25. 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.
26, 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") Fis available at the Building
Division service counter.
27.. 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.
28. Title 24 Accessibility — New Commercial: This project shall comply fully with
Chapter 11 B of the California Building Code 2013 ed.
29. Approvals Required: The project requires the following agency approval or
consultation prior to issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
o Campbell Union School District (378-3405)
o Campbell Union High School District (371-0960)
o Moreland School District (874-2900)
30. P.G.& E.: Applicant is advised to contact PG&E 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.
Conditions of Approval
Site and Architectural Review Permit (PLN2019-51)
Page 5 of 7
31. California Green Building Code: This project is subject to the mandatory
requirements for new commercial structures (Chapter 5) under the California Green
Building Code, 2016 edition.
FIRE DEPARTMENT
32. 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.
33. Required Aerial Access: (Sheet G0003�
buildings or facilities exceeding 30 fe
level of fire department vehicle acce
apparatus access roads capable of
apparatus. Overhead utility and pov
aerial fire apparatus access roadwa,,
shall have a minimum unobstructed
vicinity of any building or portion of I
height. 3. Proximity to building: At I
meeting this condition shall be locate
a maximum of 30 feet (9144mm) frc
parallel to one entire side of the built
1. Where required: Buildings or portions of
;t (9144 m m) in hei gh t above the lowest
;s shall be provided with approved fire
accommodating fire department aerial
er lines shall not be located within the
2. Width: Fire apparatus access roads
width of 26 feet (7925) in the immediate
uilding more than 30 feet (9144 mm) in
,,ast one of the required access routes
i within a minimum of 15 feet (4572) and
m the building, and shall be positioned
ling, as approved by the fire code official.
6UUI-u 5u&5 H-1.
34. Fire Sprinklers Required: (As noted on Sheet GOOI) In other than residential
buildings which require the installation of fire sprinklers for all new buildings
according to the California Residential Code, an automatic sprinkler system shall be
provided throughout all new buildings and structures. NOTE: The owner(s),
occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting
with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required.
35. Fire Alarm Required: (As noted on Sheet G001) A deferred submittal for the fire
alarm system is required as necessary by new construction. Submit shop drawings
(3 sets) and a permit application to the Santa Clara County Fire Department for
approval. Call (408) 378-4010 for more information.
36. Public/Private Fire Hydrant(s) Required: (As noted on Sheet G0003) Provide public/
private 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 1000 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 and associated Tables, and Appendix C. identified
Conditions of Approval
Site and Architectural Review Permit (PLN2019-51) Page 6 of 7
the location of all existing and new fire hydrants to comply with above mentioned
code section on a scaled site plan. Provide signage for all PIVs and FOCs with their
corresponding building numbers.
37. Turnaround for Aerial Apparatus: (Sheet G0003) The minimum outside turning
radius for the aerial, to include those within a turnaround is 60 feet.
38. Fire Lanes Required: (As noted on Sheet G0003) The minimum clear width of fire
department access roads shall be 20 feet. The minimum outside turning radius is
42 feet for required circulating access roadways. Fire apparatus access roads shall
be designated and marked as a fire lane as set forth in Section 22500.1 of the
California Vehicle Code.
39. This review shall not be construed to be an approval of a violation of the provisions
of the California Fire Code or of other laws or regulations of the jurisdiction. A
permit presuming to give authority to violate or cancel the provisions of the fire code
or other such laws or regulations shall not be valid. Any addition to or alteration of
approved construction documents shall be approved in advance. [CFC, Ch.1,
105.3.6].
PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. However, the current application will
not require the installation of sidewalk along the project frontage. The applicant is
advised to reserve the area behind the existing curb for future sidewalk improvements
and avoid installing any additional utility facilities in that area that will require relocation in
the future.
40. 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. This project is below the threshold of
10,000 square feet. of new/reconstructed impervious area, and therefore no
treatment facilities are required at this time. However, should the remainder of the
old building's footprint be redeveloped, it will trigger the requirement for stormwater
treatment facilities. The stormwater treatment facilities constructed at that time
shall be sized to also include the impervious area reconstructed with this current
application.
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
Conditions of Approval
Site and Architectural Review Permit (PLN2019-51) Page 7 of 7
(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.
The following conditions only apply if the applicant has a need to install / upgrade utility
services (water, sewer, gas, etc.) in the street:
41. Utility Encroachment Permit: Separate 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.
42. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for 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.
43. 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
(https://www.ci.campbell.ca.us/219) has detailed information on the streets currently
under moratorium and the enhanced restoration requirements.