Loading...
PC Res 4544RESOLUTION NO. 4644 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL APPROVE A CONDITIONAL USE PERMIT WITH SITE AND ARCHITECTURAL REVIEW (PLN2018-337) TO ALLOW CONSTRUCTION OF A SELF -STORAGE FACILITY WITH A BASEMENT LEVEL AND CARETAKER/EMPLOYEE HOUSING UNIT, INCLUDING ASSOCIATED SITE, LIGHTING, PARKING, AND LANDSCAPING IMPROVEMENTS, AN INCREASE TO THE ALLOWABLE FENCE HEIGHT, AND AN ADJUSTMENT TO THE LANDSCAPE REQUIREMENTS ON PROPERTY LOCATED AT 680 AND 700 E MCGLINCY LANE. FILE NO.: PLN2018-337 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 Number PLN2018-337: Environmental Finding 1. An Initial Study has been prepared for the proposed project which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment as conditioned. Evidentiary Findings The Project Site is composed of two approximately one -acre parcels, located along the south side of E. McGlincy Lane, between Westchester and Forman Drives, and is currently developed with an outdoor cargo storage container facility. 2. The Project Site would be located within the M-1 (Light Industrial) Zoning District as shown on the City of Campbell Zoning Map upon approval of a concurrently considered Zoning Map Amendment. The purpose of the M-1 (Light Industrial) Zoning District is as follows (CMC Sec. 21.10.080.A.): The M-1 zoning district is designed to encourage sound industrial development (e.g., light manufacturing, industrial processing, storage and distribution, warehousing), in addition to service commercial uses (e.g., motor vehicle repair facilities) in the city by providing and protecting an environment exclusively for this type of development, subject to regulations identified in this Zoning Code which are necessary to ensure the protection of nearby residential uses from hazards, noises, or other related disturbances. Industries producing substantial amounts of hazardous waste, odor, or other pollutants would be prohibited. Businesses serving commercial uses (e.g., food service or office supply) would generally be allowed as ancillary uses, subject to appropriate development and design standards and guidelines. The M-1 zoning district is consistent with the light industrial land use designation of the General Plan. Planning Commission Resolution No. 4544 Page 2 of 7 680 and 700 E. McGlincy Lane — Trojan Storage Conditional Use Permit w/ S&A Review (PLN2018-337) 3. The Project Site is designated Light Industrial as shown on the General Plan Land Use Diagram. The purpose of the Light Industrial Land Use designation (General Plan Pg. LUT-11) is as follows: This designation is intended to provide and protect industrial lands for a wide range of light manufacturing, industrial processing, general service, warehousing, storage and distribution and service commercial uses, such as automobile repair facilities. Industries producing substantial amounts of hazardous waste or odor and other pollutants are not permitted. Businesses serving commercial uses such as food services or office supply would be allowed as ancillary uses, subject to appropriate standards. 4. The Proposed Project is an application for a Zoning Map Amendment (PLN2018-336) to rezone the project site from C-PD (Condominium Planned Development) to M-1 (Light Industrial); a Conditional Use Permit with Site and Architectural Review (PLN2018-337) to allow construction of an approximately 156,500 square -foot 3-story self -storage facility with a basement level and caretaker/employee housing unit, including associated site, lighting, parking, and landscaping improvements, an increased floor area ratio (FAR) of 1.26, an increase to the allowable fence height, and an adjustment to the landscape requirements; a Vesting Tentative Parcel Map (PLN2018-338) to merge existing parcels, abandon existing public and private easements, and to establish a new parcel with associated public and private easements, on property located at 680 and 700 E McGlincy Lane and a Major Modification (PLN2019-114) to a previously approved Planned Development Permit (PLN2005-126/PLN2009-159) to eliminate the second phase of the McGlincy Business Center Project affecting property located at 680, 700, 710, and 750 E McGlincy Lane. 5. The Proposed Project would result in a "self -storage facility" with a "caretaker/employee housing unit," which are both conditionally permissible land uses in the M-1 (Light Industrial) Zoning District, allowable upon approval of a Conditional Use Permit. 6. The M-1 (Light Industrial) Zoning District limits storage facilities to "one facility per every five thousand people of the population" (CMC Section 21.10.080.C.43). The California Department of Finance indicates that the City of Campbell's population is 43,250 residents as of January 1, 2019, allowing establishment of eight (8) self - storage facilities within the City. Since the Proposed Project would replace a recognized storage facility, the total number of self -storage facilities would remain at eight, as shown in the table below. # Name Address Year Approved 1 Trojan Storage (Proposed Project) 680- 700 E. McGlincy Ln. - 2 Kirk's Mini Storage 61 Dillon Ave. 1986 3 Public Storage 155 E. Sunnyoaks Ave. 1973 4 Public Storage 509 Salmar Ave. 1987 5 Public Storage 175 S. Curtner Ave. 1984 6 Extra Space Storage 241 W. Sunnyoaks Ave. 1979 7 Extra Space Storage 187 E. Sunnyoaks Ave. 1995 8 Extra Space Storage 50 Curtner Ave. 1997 Planning Commission Resolution No. 4544 Page 3 of 7 680 and 700 E. McGlincy Lane — Trojan Storage Conditional Use Permit w/ S&A Review (PLN2018-337) 7. The Proposed Project would not conflict with General Plan Land Use Strategy LUT- 9.30 (Single -Purpose Buildings), below, because the strategy had been implemented with the 2004 Zoning Code Update that made self -storage facilities a conditionally permitted use. Additionally, the Proposed Project would incorporate a modular demising wall and door systems allowing the floor plans to be altered to accommodate future uses. Strategy LUT-9.3o: Single -Purpose Buildings: Discourage the development of single -purpose buildings (i.e. self -storage facilities). 8. The Proposed Project would result in a land use —self -storage facility —that would be less obtrusive to abutting residential properties than traditional industrial activities such as manufacturing, machining, and automotive businesses that would generate greater amounts of noise, light, and traffic. 9. The Proposed Project's internal configuration would substantially comply with the following General Plan strategies pertaining to the design of parking lots to minimize the' impact to the public street system through appropriate placement of driveways and provision of an efficient circulation design. Strategy LUT-12.b: Driveways: Ensure that driveways are a sufficient distance from intersections. Strategy LUT-12.c: Parking Lot Design: Design parking lots to minimize impacts on the street system by providing adequate sized driveways, sufficient queuing and efficient circulation. 10. The Proposed Project incorporates high quality features and materials consistent with the following General Plan policy and strategies: Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces, and natural resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. 11.The Proposed Project would provide 49 parking stalls. The Campbell Municipal Code does not provide a specific standard for self -storage facilities such that the Community Development Director may establish a standard pursuant to CIVIC Section 21.28.040.E (Uses not listed). Absent a comparable standard from which the Community Development Director could use as a guide in determining the minimum number of parking spaces to be provided, the Institute of Transportation Engineers (ITE) Parking Generation Manual was referred, which indicates provision of 20 stalls would be adequate for the facility. Therefore, the Proposed Project would provide adequate parking in compliance with the following General Plan Policy: Policy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones. Planning Commission Resolution No. 4544 Page 4 of 7 680 and 700 E. McGlincy Lane — Trojan Storage Conditional Use Permit w/ S&A Review (PLN2018-337) 12. The Proposed Project is expected to generate up to 1.5 trips per 1,000 square -feet or approximately 256 daily trips a day for the proposed project (including trips generated by the on -site caretaker/employee unit) according to the ITE Trip Generation Manual. Of these trips, only a nominal number may occur during the AM and PM "peak hours", 18 and 29 trips, respectively, which is below the threshold for a traffic impact analysis of 100 net new peak hour trips as specified by the VTA Transportation Impact Analysis Guidelines. 13.The Proposed Project would result in a landscape area of approximately 15,000 square -feet or 17% of the site's net lot area, exceeding the City's minimum 8% requirement for M-1 (Light Industrial) zoned properties consistent with the following General Plan policy, which encourages the use of landscaping treatment as a means to improve the aesthetic quality and functional use of new development projects. Policy LUT-10.1: Landscaping: Encourage the retention and planting of landscaping to enhance the natural and built environment. 14. The Proposed Project includes an associated adjustment to the landscape requirement to accommodate the shared access and parking proposed along the easterly property line as permitted by CMC Section 21.26.050. 15.The Proposed Project maintains and proposes eight -foot fencing in order to provide adequate buffer with adjacent land uses consistent with CIVIC Section 21.18.120 (Screening and Buffering). 16.In recognition of the presence of residential properties to the south along Regis Drive, it is necessary to restrict the hours in which customers may access storage units due to the noise generated by vehicles and movement of stored items in furtherance of the City of Campbell's noise policy pursuant to CIVIC Section 21.16.070 (Noise). 17.The Proposed Project will not have an impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. 18.In review of the Proposed Project, the Planning Commission considered the proposed project's traffic safety, traffic congestion, site circulation, landscaping, structure design, and site layout. 19.In review the Proposed Project, the Planning Commission also weighed the public need for, and the benefit to be derived from, the project, against any impacts it may cause. 20. No substantial evidence has been presented which shows that the Proposed Project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Planning Commission Resolution No. 4544 Page 5 of 7 680 and 700 E. McGlincy Lane — Trojan Storage Conditional Use Permit w/ S&A Review (PLN2018-337) 21. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 22.There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 23. No substantial evidence has been presented from which a reasonable argument could be made that shows that the Proposed Project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact pursuant to CIVIC Section 21.46.040 and Section 21.46.050 and in consideration of the entire administrative record, the Planning Commission further finds and concludes that: Conditional Use Permit Findings (CIVIC Sec 21 46 040): 1. As conditioned, 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. As conditioned, the proposed use is consistent with the General Plan; 3. As conditioned, 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. As conditioned, 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. As, conditioned, 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; 6. As conditioned, 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; Site and Architectural Review Permit Finding (CMC Sec 21 42 060 B): 7. As conditioned, the project will be consistent with the general plan; 8. As conditioned, the project will aid in the harmonious development of the immediate area; Planning Commission Resolution No. 4544 Page 6 of 7 680 and 700 E. McGlincy Lane — Trojan Storage Conditional Use Permit w/ S&A Review (PLN2018-337) 9. As conditioned, the project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); Fence Exception Findings (CMC Sec. 21 18 060 E): 10. The change would not impair pedestrian or vehicular safety; 11. The change would result in a more desirable site layout; 12. The change 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; 13.The change would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city; Landscape Adiustment Finding (CMC Sec. 21.26.050): 14.There are unique or special circumstances that warrant an adjustment to the landscaping requirement (side yard landscaping); THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council approve a Conditional Use Permit with Site and Architectural Review (PLN2018-337) to allow construction of a self -storage facility with a basement level and caretaker/employee housing unit, including associated site, lighting, parking, and landscaping improvements, an increase to the allowable fence height, and an adjustment to the landscape requirements on property located at 680 and 700 E McGlincy Lane, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 12th day of November, 2019, by the following roll call vote: AYES: Commissioners: Buchbinder, NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: Ching Krey, Ostrowski, Rivlin, and Hines APPROVED: I C ATTEST: Paul Kermoyan, Secretary EXHIBIT A CONDITIONS OF APPROVAL Conditional Use Permit with Site and Architectural Review 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 Approved Project: Approval is granted for a Conditional Use Permit with Site and Architectural Review (PLN2018-337) to allow construction of a self -storage facility with a basement level and caretaker/employee housing unit, including associated site, lighting, parking, and landscaping improvements, an increase to the allowable fence height, and an adjustment to the landscape requirements on property located at 680 and 700 E McGlincy Lane. The project shall substantially conform to the Revised Project Plans (consisting of architectural, civil engineering, and landscaping drawings) and Written Description stamped as received by the Planning Division on September 16, 2019 and September 11, 2019, respectively, except as modified by the required revisions specified by Conditions of Approval No. 9 (Redesign of Facility) and No. 10 (Plan Revisions). 2. Permit Expiration: The Conditional Use Permit with Site and Architectural Review (heron "Approval") shall be valid for one year from the effective date established by Condition approval No. 3 (Approval Effectiveness). Within this one-year period, a building permit must be issued to "establish" the Approval pursuant to Campbell Municipal Code (CMC) Section 21.56.030.B.1 (Issuance of Building Permit). Failure to meet this deadline will result in the Approval being rendered void. Once established, this Approval shall be valid in perpetuity on the property, except upon revocation pursuant to Condition of Approval No. 17 (Revocation of Permit). 3. Approval Effectiveness: This Approval shall not be effective until Ordinance No. 22 and 22_are effective (30 days following passage and adoption), approving the associated Zoning Map Amendment (PLN2018-336) and Major Planned Development Permit Modification (PLN2019-114), respectively, have become effective. 4. Planning Final Required: Planning Division clearance is required prior to Building Permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 5. Si na e: No signage is authorized as part of this Approval. All new signage shall be subject to approval of a Sign Permit in compliance with CMC Chapter 21.30 (Signs). 6. Tract Map: Exercise of this Approval is contingent -upon recordation of the Parcel Map to merge existing parcels, abandon existing public and private easements, and to establish Exhibit A — Conditions of Approval Page 2 PLN2018-337 — 680 and 700 E. McGlincv Ln. a new parcel with associated public and private easements. The Parcel Map shall be recorded prior to the issuance of building or grading permits. 7. Park Impact Fee: Prior to issuance of a Building Permit, payment of a park impact fee at the "secondary living unit" rate shall be paid pursuant to Chapter 13.08 (Park Impact Fee and Park Land Dedication Developments). 8. Indemnity Agreement: Within five (5) working days following this Approval and before recordation of a Notice of Determination (NOD) the applicant and property owner shall enter into an agreement satisfactory to the City Attorney to 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 on this application. Failure to satisfy this requirement shall be cause for revocation of the Approval pursuant to Condition of Approval No. 17 (Revocation of Permit). 9. Redesign of Facility: Prior to submittal of a building permit application for the approved self -storage facility, the applicant shall submit revised architectural and site improvement drawings depicting removal of the third story along the rear half of the building. The revised design shall substantially maintain the building placement and site layout depicted in the Approved Project Plans. If the Community Development Director finds the revised plans in substantial compliance with this Approval, they shall be approved by a Zoning Clearance. If the Community Development Director determines that the revised plans are not in substantial compliance with this Approval, the Zoning Clearance shall be denied, and the applicant informed of the deficiencies that resulted in the denial. At such time, the applicant may either correct the identified deficiencies or apply for a Modification to this Approval to be reviewed by the Site and Architectural Review Committee and considered by the Planning Commission. The Planning Commission's decision shall be final unless appealed to the City Council. 10. Plan Revisions: The construction and on -site improvements plans submitted for building and grading permits shall incorporate the following revision(s) and/or additional sheet(s): a. A sectional drawing showing that roof -mounted mechanical equipment will be completely concealed by the parapet. b. Appropriate notes and details to demonstrate compliance with the relevant requirements of the Condition of Approval No. 12 (Operational Standards). c. Appropriate notes and details to demonstrate compliance with the Mitigation Measures as specified by Condition of Approval No. 16 (Mitigation Measures). d. The landscaping drawings shall incorporate all necessary revisions that may be required by Condition of Approval No. 11 (Water Efficient Landscape Ordinance). e. The adopted City Council Resolution, including these Conditions of Approval, shall be included in full behind the coversheet of the construction drawings. Exhibit A — Conditions of Approval Page 3 PLN2018-337 — 680 and 700 E. McGlincy Ln. f. A final utility plan indicating the placement and proposed screening of PG&E utility (transformer) boxes and San Jose Water Company back -flow preventers, prepared to the satisfaction of the Community Development Director. Compliance with these requirement(s) and plan revision(s) shall be subject to the satisfaction of the Director of Community Development. 11. Water Efficient Landscape Standards: This project is subject to the California Model Water Efficient Landscape Ordinance (MWELO). The site improvement (grading & drainage) permit plans shall demonstrate compliance with the applicable MWELO and landscaping requirements and shall include the following: a. A Landscape Documentation Package prepared by an authorized and licensed professional demonstrating compliance with the full MWELO requirements with the following required elements: a. Project Information per Section 492.3. b. Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the MWELO). i. Include the worksheet within the plan set AND ii. Provide a separate 8.5x11 hard copy or pdf via email to the project planner. c. Soil Management Report per Section 492.5 (unless significant mass grading is planned, in which case the report shall be submitted prior to permit final). d. Landscape Design Plan per Section 492.6. e. Irrigation Design Plan per Section 492.7. f. Grading Design Plan per Section 492.8. Note that a Soil Management Report (if not submitted as part of the Landscape Documentation Package) and Certificate of Completion will be required prior to permit final. b. A completed Landscape Information Form. c. A note on the Cover Sheet in minimum 1/2" high lettering stating "An Irrigation Audit, Certificate of Completion, and Certificate of Installation shall be submitted prior to building permit final'. Note: Trees along the rear property line shall be of a specie(s) determined by the Community Development Director to ensure adequate screening of the facility. 12.Operational Standards: Operation of the approved self -storage facility shall conform to the following operational standards. Significant deviations from these standards (as determined by the Community Development Director) shall require approval by the Planning Commission. a. Approved Use: The approved use is a "self -storage facility," which is a subset of the "storage facility" land use, as defined by the Campbell Municipal Code Exhibit A — Conditions of Approval PLN2018-337 — 680 and 700 E. McGlincv Ln. Page 4 and limited by the operational standards listed herein. Activity inconsistent with this land use definition is prohibited, specifically including "warehousing" and "wholesaling and distribution". An ancillary "caretaker/employee housing" unit is also permitted, as limited by the operational standards listed herein. b. Caretaker/Employee Housing Unit: Consistent with CIVIC Section 21.36.040 (Caretaker or employee housing), the caretaker/employee housing unit shall be occupied by a caretaker/employee for the purpose of providing security for the self -storage facility. This restriction shall not be construed as to prohibit residency of the housing unit by family member(s) of the caretaker/employee. C. Hours of Operation: Hours of operation for the self -storage facility shall be as follows. Customers shall only be allowed to access storage units during the "Facility Hours." General customer -related office activity shall occur only during the specified "Office Hours," excluding the customary and reasonable use of the Caretaker/Employee Housing Unit office for administrative activity. • Facility Hours: 7:00 AM to 8:00 PM, Monday — Friday 8:00 AM to 7:00 PM, Saturday — Sunday • Office Hours: 9:00 AM to 6:00 PM, Monday — Friday 10:00 AM to 4:00 PM, Saturday — Sunday d. Controlled Access: Access to the storage units by customers shall be limited to the approved "Facility Hours", as restricted by a security -coded gating system. e. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CIVIC Sec. 6.11.060. f. Noise: Regardless of decibel level, no noise generated by the self -storage facility shall obstruct the free use of neighboring properties so as to unreasonably interfere with the comfortable enjoyment of the neighboring residents. In the event verified complaints are received by the City regarding such noise, the Community Development Director may immediately curtail the Hours of Operation, pursuant to Condition of Approval No. 17 (Revocation of Permit). g. Limitation on Storage: Lease agreements shall specifically prohibit the storage of hazardous or toxic materials as defined by the California Building and Fire Codes. h. Trash Disposal and Clean -Up: Refuse and recycling receptacles shall be kept within the trash room except during collection in compliance with CIVIC Chapter 6.04 (Garbage and Rubbish Disposal). Emptying of trash receptacles and placement of refuse and recyclable materials into the trash enclosure receptacles shall occur only during the approved "Facility Hours". Exhibit A — Conditions of Approval PLN2018-337 — 680 and 700 E. McGlincv Ln. Page 5 Loitering: There shall be no loitering allowed on the premises. The business owner is responsible for monitoring the premises to prevent loitering. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). k. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with CIVIC Chapter 21.26. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. I. Outdoor Storage: No outdoor storage is permitted on the subject property, including the storage equipment, materials, and inoperable vehicles. m. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards provided in CIVIC Chapter 21.28 (Parking and Loading). n. Security Cameras: The facility shall be monitored by a high -definition security camera system, which shall cover all exterior areas of the property. Surveillance video shall be retained for a minimum of thirty (30) days and be made available to the Police Department upon request. o. Security Plan: If deemed necessary by the Police Department, the business owner shall prepare a security plan to the satisfaction of the Police Chief, including, but not limited to, provision of private security and/or additional security cameras. 13. Planning Mitigation Monitoring Fee: Prior to issuance of building or grading permits the applicant shall pay a Mitigation Monitoring Fee as established by the Schedule of Fees. 14. 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. 15. 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. 16. Mitigation Measures: The approved project shall incorporate all Mitigation Measures identified in the Mitigated Negative Declaration (MND), as restated below for reference: Mitigation Measure AQ-1: During any construction period ground disturbance, the applicant shall ensure that the project contractor implement measures to control Exhibit A — Conditions of Approval Page 6 PLN2018-337 — 680 and 700 E. McGlincy Ln. dust and exhaust. Implementation of the measures recommended by BAAQMD and listed below would reduce the air quality impacts associated with grading and new construction to a less -than -significant level. Additional measures are identified to reduce construction equipment exhaust emissions. The contractor shall implement the following best management practices that are required of all projects: 1) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. 2) All haul trucks transporting soil, sand, or other loose material off -site shall be covered. 3) All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. 4) All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). 5) All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. 6) Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. 7) All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. 8) Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. Mitigation Measure AQ-2: The project shall develop a plan demonstrating that the off -road equipment used on -site to construct the project would achieve a fleet -wide average 85-percent reduction in DPM exhaust emissions or greater. Specifically, all diesel -powered off -road equipment, larger than 25 horsepower, operating on the site for more than two days continuously shall, at a minimum, meet U.S. EPA NOx and particulate matter emissions standards for Tier 3 engines and this equipment shall include CARB-certified Level 3 Diesel Particulate Filters9 or equivalent. Equipment that meets U.S. EPA Tier 4 interim standards or use of equipment that is electrically powered or uses non -diesel fuels would meet this requirement. Mitigation Measure CULA : If archaeological or paleontological resources are encountered during excavation or construction, construction personnel shall be Exhibit A — Conditions of Approval PLN2018-337 — 680 and 700 E. McGlincv Ln. Page 7 instructed to immediately suspend all activity in the immediate vicinity of the suspected resources and the City and a licensed archeologist or paleontologist shall be contacted to evaluate the situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery and make any necessary recommendations to evaluate the find under current CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring program to the City for review and approval prior to the continuation of any on -site construction activity. Mitigation Measure CUL-2: In the event a human burial or skeletal element is identified during excavation or construction, work in that location shall stop immediately until the find can be properly treated. The City and the Santa Clara County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify the Native American Heritage Commission who would identify a "Most Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction with the project sponsor, shall formulate an appropriate treatment plan for the find, which might include, but not be limited to, respectful scientific recording and removal, being left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner. Mitigation Measure GEO-1: The applicant shall comply with the recommendations in the Geotechnical Evaluation, dated August 24, 2018 prepared by EEI Engineering Solutions. Such recommendations shall be incorporated into the project's final engineering design as submitted to the Campbell Building Division for issuance of a building permit. The project shall use standard engineering techniques and conform to the requirements of the International Building Code to reduce the potential for seismic damage and risk to future occupants. Mitigation Measure HAZA : Prior to issuance of a demolition permit, a qualified contractor shall assess the property for presence of Lead -based paint (LBP) and Asbestos containing building materials (ACBM), and if present, prepare a plan, to the satisfaction of the Building Official, to properly manage and dispose of such materials. • Mitigation Measure N0I-1: The following measures shall be implemented during all phases of the project (e.g. demolition, grading, and construction): 1) In accordance with the Campbell Municipal Code, construction activities shall be limited to the hours between 8:00 a.m. and 5:00 p.m., Monday through Friday, and between 9:00 a.m. to 4:00 p.m. on Saturdays, with no construction occurring on Sundays or Holidays. 2) Equip all internal combustion engine -driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. 3) Unnecessary idling of internal combustion engines should be strictly prohibited. 4) Locate stationary noise -generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors as feasible. Exhibit A — Conditions of Approval Page 8 PLN2018-337 — 680 and 700 E. McGlincv Ln. 5) Utilize "quiet" air compressors and other stationary noise sources where technology exists. 6) Construction staging areas shall be established at locations that will create the greatest distance between the construction -related noise sources and noise - sensitive receptors nearest the project site during all project construction. 7) Control noise from construction workers' radios to a point where they are not audible at existing residences bordering the project site. 8) The contractor shall prepare a detailed construction plan identifying the schedule for major noise -generating construction activities and notify in writing all adjacent business, residences, and other noise -sensitive land uses of the construction schedule. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. 9) Designate a "disturbance coordinator" who would be responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g., bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include in it the notice sent to neighbors regarding the construction schedule. 17. Revocation of Permit: Operation of the self -storage facility pursuant to this Approval is subject to Sections 21.68.020, 21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke a land use permit if it is determined that the land use has become a nuisance to the City's public health, safety or welfare or for violation of Conditions of Approval or any standards, codes, or ordinances of the City of Campbell. The business owner shall be obligated to cover the actual cost of all staff time associated with revocation proceedings. This obligation may be enforced by the City as permitted by law. At the discretion of the Community Development Director, if self -storage facility generates three (3) verifiable complaints related to violations of Conditions of Approval, including noise and hours of operation within a six (6) month period, a public hearing before the City Council, upon recommendation of the Planning Commission, may be scheduled to consider modifying Conditions of Approval or revoking the Approval. The Community Development Director may commence proceedings for the revocation upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. The Director may also at such time immediately restrict the facility's hours of operation. In exercising this authority, the decision -making body may consider the following factors, among others: a. The number and types of Police Department calls for service at or near the facility that are reasonably determined to be a direct result of the business; b. The number of complaints received from residents, business owners and other citizens concerning the operation of an establishment; and c. Observed violations of Conditions of Approval. Exhibit A — Conditions of Approval Page 9 PLN2018-337 — 680 and 700 E. McGlincv Ln. Building Division 18. Construction Activity: The following standards shall apply to construction of the project: • Construction Hours (CMC 18.04.052): Construction activity shall be limited to the hours of 8:00 AM to 5:00 PM daily, Monday through Friday. Saturday hours of construction shall be 9:00 AM to 4:00 PM. There shall be no construction activity on Sundays or National Holidays. Construction Noise (CMC 18.04.052): No loud environmentally disruptive noise over fifty dbs., such as air compressors without mufflers, continuously running motors or generators, loud playing musical instruments or radios will be allowed during the authorized hours of construction, Monday through Saturday, where such noise may be a nuisance to adjacent residential neighbors. Such nuisances shall be discontinued. • Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. • Best Management Practices: Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. 19. Permits Required: A building permit application shall be required for the proposed new commercial storage structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 20. Conditions of Approval: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 21. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 22. 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. 23. 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. 24. 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. 25. Foundation Inspection: 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 Exhibit A — Conditions of Approval Page 10 PLN2018-337 — 680 and 700 E. McGlincy Ln. soils report and the building pad elevation and on -site retaining wall 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 26. 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. 27. 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. 28. Non -Point Source: 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. 29. 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. 30. Title 24 Accessibility — New Commercial: This project shall comply fully with Chapter 11 B of the California Building Code 2016 ed. 31.Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department C. School District: i) Campbell Union School District (378-3405) ii) Campbell Union High School District (371-0960) iii) Moreland School District (874-2900) iv) Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) e. Santa Clara County Department of Environmental Health f. San Jose Water Company (279-7900) 32. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. Exhibit A — Conditions of Approval Page 11 PLN2018-337 — 680 and 700 E. McGlincv Ln. 33. 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. PUBLIC WORKS DEPARTMENT 34. Tentative Vesting Parcel Map: All Conditions of Approval of the Tentative Vesting Parcel Map (PLN2019-338) shall be implemented and fulfilled to the satisfaction of the City Engineer. COUNTY FIRE DISTRICT Note: Review of this Developmental proposal is limited to acceptability of site access and water supply 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. 35. Fire Sprinklers Required: 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 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. 36. Standpipes Required: Standpipe systems shall be provided in new buildings and structures in accordance with this section. Fire hose threads used in connection with standpipe systems shall be approved and shall be compatible with fire department hose threads. The location of fire department hose connections shall be approved. Standpipes shall be manual wet type. In buildings used for high -piled combustible storage, fire hose protection shall be in accordance with Chapter 32. Installation standard. Standpipe systems shall be installed in accordance with this section and NFPA 14 as amended in Chapter 47. CFC Sec. 905 37. Public/Private Fire Hydrant(s) Required: 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 1,500 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. Sheet C36 identifies location of the existing fire hydrants. Exhibit A — Conditions of Approval PLN2018-337 — 680 and 700 E. McGlincv Ln. Page 12 38. Water Supply Requirements: 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). 201'0 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 39. Emergency Radio Responder Coverage: Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. Refer to CFC Sec. 510 for further requirements Emergency Radio Responder Coverage requirements applies to all buildings. 40. Required Fire Dept. Access: (1) Commercial and Industrial Developments: Buildings exceeding three stories or 30 feet in height. Buildings or. facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least two means of fire apparatus access for each structure. (2) Buildings exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 mm) shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet (11520 mm) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. CFC Sec.903 as adopted and amended by CBLMC. 41. Required Aerial Access: (1) Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. (2) Width: Fire apparatus access roads shall have a minimum unobstructed wid th of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. (3) Proximity to building: At least one of the required access rou tes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official. CFC Chp. 5 and SCCFD SD&S A-1. 42. Timing of installation. 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 Exhibit A — Conditions of Approval PLN2018-337 — 680 and 700 E. McGlincv Ln. Page 13 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 43. 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 t plan submittals, as appropriate to the project. CFC Chp. 33. 44. Fire Alarm Requirements: Refer to CFC Sec. 907 and the currently adopted edition of NFPA 72. 45. Two-way Communication System: Two-way communication systems shall be designed and installed in accordance with NFPA 72 (2016 edition), the California Electrical Code (2013 edition), the California Fire Code (2016 edition), the California Building Code (2016 edition), and the city ordinances where two way system is being installed, policies, and standards. Other standards also contain design / installation criteria for specific life safety related equipment. These other standards are referred to in NFPA 72. 46. 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. 47. 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 cannot 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.