PC Res 3658
RESOLUTION NO. 3658
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-23) TO ALLOW THE CONSTRUCTION
OF FOUR NEW INDUSTRIAL/OFFICE BUILDINGS AND
ASSOCIATED SITE IMPROVEMENTS ON PROPERTY OWNED BY
MR. JAMES CHALMERS LOCATED AT 700-750 E. McGLlNCY
LANE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPLICATION OF MR. JAMES FULTON. FILE NO. PLN2005-23.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as
follows with respect to application PLN2005-23:
1. The development of four new industrial/office buildings is consistent with the Light
Industrial General Plan Land Use Designation.
2. The zoning designation for the project site is M-1-S (Light Industrial). The
construction of the proposed industrial/office buildings is allowed with the approval of
a Site and Architectural Review Permit and would support future industrial and office
uses that are allowed in the M-1 Zoning District.
3. The site is currently developed with a recycling center, a storage/rental facility for
cargo containers and a single-family residence. Land uses surrounding the project
site include light industrial uses (Le. warehousing, repair shops and manufacturing
uses) to the north, single family residential to the south, warehouse/office and town
homes to the east, and a contractor's storage yard/office to the west.
4. The site plan proposes the construction of four, single-story industrial/office
buildings. Building A and B would be located on one parcel and Building C and D
would be located on two separate parcels. A lot line adjustment would adjustment
the current configuration of the lot lines to what is presented on the site plan.
5. The project would have a building coverage of 36 percent, landscape coverage of 22
percent, and paving coverage of 42 percent.
6. The project has a Floor Area Ratio (FAR) of 0.36.
7. The design of the proposed buildings is a contemporary, flat roofed, concrete tilt up
structure, typical of industrial developments.
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8. The site plan depicts the provision 223 total parking spaces for the proposed project
with 209 unistall spaces and 14 accessible spaces, which exceeds the minimum
required number of parking spaces by five spaces.
9. A traffic impact analysis has been prepared for the proposed project by DKS
Associates under the direction of the City's Traffic Engineer. The traffic impact
analysis provides an analysis of impacts on vehicular traffic at local intersections,
operations on East McGlincy Lane and adjacent streets, and site access and
circulation. Based on the analysis conducted for the report, no significant
transportation impacts are anticipated and no traffic mitigation measures are
recommended.
10. The proposed project will install street improvements along East McGlincy Lane
which presents a significant streetscape enhancement.
11. The plans indicate that 22 percent of the project site would be landscaping with
continuous landscaping between the proposed buildings and the street as well as
substantial landscaping in the parking lots and around the perimeter of the site.
12. The site plan indicates the location of an existing eight foot tall concrete wall along
the eastern, southern, and partially along the western property lines. The applicant
is proposing to continue the eight foot tall concrete wall along the remainder of the
western property line to match the existing wall.
13. The plans propose low level pedestrian lighting throughout the project, building
mounted lights in the loading areas, and light poles around the perimeter of the
project site in the parking areas. The proposed pole lights are 20 feet tall and have
light shields to direct the light on the project site and shield it from the neighboring
properties.
14. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
1. The development will be compatible with the Zoning Code of the City.
2. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
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3. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
4. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2005-23) to allow the construction of four new
industrial/office buildings and associated site improvements on property owned by Mr.
James Chalmers located at 700-750 E. McGlincy Lane in an M-1-S (Light Industrial)
Zoning District, subject to the following conditions:
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
Plannina Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2005-23) to allow the construction of four new industrial/office buildings and
associated on-site improvements located at 700-750 E. McGlincy Lane. The
building designs and site design shall substantially conform to the project exhibits
listed below, except as may be modified by the conditions of approval herein:
a. Project plans prepared by ARC-TEC, Inc. and stamped as received by the
Planning Division on June 1, 2005.
b. Color/material board submitted by ARC-TEC, Inc. and stamped as received by
the Planning Division on June 1, 2005.
2. Project Phasina: The Site and Architectural Review Permit approval is valid for three
years from Planning Commission approval (until June 2008) to allow construction
phasing of the project. Phase I would be the construction of Building A and B and is
anticipated to begin in August 2005. Phase II would be the construction of Building C
and is anticipated to begin in February 2007. Phase III would be the construction of
Building 0 and is anticipated to begin in February 2008. The construction dates may
occur earlier than the projected phasing dates but failure to obtain building permits for
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all four structures and fulfill all conditions of approval before June 2008 shall render the
Site and Architectural Review Permit approval void.
3. Landscape & Irriqation Plan: The applicant shall submit a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with the approved conceptual landscape
plan and the City's Water Efficient Landscaping Standards (WELS) and shall include
the following:
a. All replacement trees as required for the Tree Removal Permit (PLN2005-24).
b. Relocation of the Redwood trees along the McGlincy Lane frontage to the
perimeter landscape area along the southern property line.
c. Details regarding the type of benches, tables, and paving materials to be used in
the outdoor areas.
d. Details regarding the bicycle racks to be located at each building.
e. Landscaping and irrigation shall be included on the southern façade to shield the
building from view from the adjacent residential properties.
4. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site and shall contain specific information about the
preservation of the trees during any grading or building on site. The tree protection
plan shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building or grading permits.
Such tree protection measures shall be installed prior to any demolition, grading, or
building on the project site. No construction or trenching shall take place within the
drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh
securely attached to poles driven into the ground shall be installed around the
dripline of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist.
5. Buildinq Elevations. Details. and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. The detailed elevations and
exhibits shall substantially comply with the approved plans and shall be reviewed and
approved by the Community Development Director prior to the issuance of building
permits and shall include the following changes:
a. Slate shall be added along the base of all four buildings to architecturally tie
together the slate on the pilasters and to give the building a visual base.
6. Parkina and Drivewavs:
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a. All parking and driveway areas shall be developed in compliance with the
approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
b. All parking and driveway areas shall be maintained in good condition and free of
any trash or debris and shall be regularly swept and cleaned.
c. No cars or materials may be stored in the loading area of the project site and the
parking spaces designated "owner parking at loading zones" shall remain
available for the temporary parking of vehicles at all times.
d. The applicant shall provide a decorative paving material at the driveway
entrances for each driveway. The design and materials used for the decorative
pavement shall be indicated on the building permit plans and shall be reviewed
and approved by the Community Development Director prior to the issuance of
building permits.
7. On-Site LiQhtinQ: Prior to the issuance of building permits the applicant shall submit
a lighting plan, light fixture details, and illustrated brochures indicating the location
and design of light fixtures and parking lot lighting to the Planning Division, for review
and approval by the Community Development Director. All lighting shall be arranged
and shielded so that light is reflected away from adjacent residential uses and so that
there is no glare, which will cause unreasonable annoyance to occupants of
residential properties or otherwise interfere with the public health, safety or welfare.
8. Mechanical Eauipment: All roof mounted and ground mounted equipment shall be
screened from public view. The method of screening shall be architecturally
compatible with the development in terms of colors, materials, architectural style, and
shall include appropriately installed and maintained landscaping, as applicable, to the
satisfaction of the Community Development Director. Prior to the issuance of
building permits, the applicant shall indjcate on the building permit plans the
screening methods for the mechanical equipment for the project.
9. Propertv Maintenance and Graffiti Removal: The property is to be maintained free of
any combustible trash, debris and weeds until the time that actual construction
commences. All 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). The property owner shall be
responsible for the removal of any graffiti from walls, fences or structures on the
project site within one week of notification by the Community Development Director
or their designate
10. Noise:
a. Trucking loading and unloading between the hours of 10:00 p.m. and 7:00 a.m.
are not permitted. Circulation for deliveries and garbage collection shall be such
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that nO back up is required; with circulation in one direction, and shall be done
within the hours of 8 a.m. and 9 p.m.
b. The roll up doors and man doors of all structures must be maintained closed and
the operation of the roll up doors between 10 p.m. and 7 a.m. shall be prohibited.
c. Any machine, device, activity, or operation that exceeds a sound level of 67 dBA at
a distance of 50 feet for 30 minutes or more per hour shall be used inside the
enclosed building when the roll up door or associated man door is fully closed.
Examples of this type of equipment include, but are not limited to, the following:
hammering; forklifts; nail guns; cement mixers; pumps; generators; welders; and air
compressors.
d. Parking lot sweepers, leaf blowers and other mechanical devices that have the
potential to cause a disturbance to the adjacent residential properties shall only be
operated between 8:00 a.m. and 5:00 p.m. weekdays, between 9 a.m. and 4 p.m.
on Saturdays and prohibited on Sundays.
11. Construction Mitiqation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or national holidays unless an exception is granted by the
Building Official.
b. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
e. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
12. Easements: Prior to the issuance of building permits, the applicant shall provide
proof of recordation of easements, covenants, or equivalent instrument that provides
for permanent pedestrian and vehicular access across all parking spaces, walkways,
driveways and drive aisles on all parcels within the project boundaries.
13. Trash Enclosures: The building permit submittal shall contain details regarding the
design and location of the trash and recycling enclosures for review and approval by
the Community Development Director prior to the issuance of building permits for the
project. All refuse and recycling containers shall be located in an enclosure
constructed and consisting of a concrete floor at least six inches in depth,
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surrounded by a minimum six-foot high masonry wall and having a solid metal gate.
The design of the enclosures shall be compatible with the buildings. Driveways or
aisles shall provide unobstructed access for collection vehicles and personnel and
provide at least the minimum clearance required by the collection methods and
vehicles utilized by the designated collector. The refuse and recycling containers
shall be kept in the enclosure at all times except when being emptied by collection
personnel.
14. Master SiQn Plan: No signage is approved as a part of the development application
approved herein. The applicant shall submit a master sign plan application for all
signage for the development. The proposed master sign plan shall comply with the
all provisions, including design criteria, of Chapter 21.30 (Signs) of the Campbell
Municipal Code. No sign shall be installed until such application is approved by the
decision making body.
15. Utility Boxes and Back-Flow Preventers: Prior to the issuance of building permits,
the applicant shall indicate on the building permit plans the location and screening
method of the PG&E transformers and San Jose Water Company back-flow
preventers, where applicable, for approval by the Community Development Director.
16. Utilities: All new on-site and project frontage utilities and poles shall be installed
underground per section 21.18.140 (Undergrounding of Utilities) of the Campbell
Municipal Code.
17. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for all
uses within the structures, unless a Conditional Use Permit is obtained from the
Planning Commission for late night operations.
18. Fences/Walls:
a. The existing perimeter wall shall be kept in sound condition and shall be repaired
or replaced as necessary through the life of the project.
b. A new eight-foot tall concrete wall shall be constructed along the remainder of
the western property line to match the existing wall.
Buildina Division:
19. Permits Reauired: A building permit application shall be required for each proposed
new structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
20. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
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PLN2005-23 -- 700-750 E. McGlincy Lane - Site and Architectural Review Permit
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21. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
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 be clearly indicated as well as site parking and path or travel to
public sidewalks.
24. Soils Report: The applicant shall submit two copies of a current soils report
containing foundation and retaining wall design recommendations, prepared to the
satisfaction of the Building Official, with the building permit application. This report
shall be prepared by a licensed engineer specializing in soils mechanics.
25. Geotechnical Analvsis: Prior to issuance of building permits for the project, a
registered geotechnical engineer shall prepare a design-specific geotechnical
analysis, and all recommendations of the analysis shall be incorporated into the
project's final engineering design to minimize the damage from seismic shaking. The
project sponsor shall use standard engineering techniques and conform to the
requirements of the Uniform Building Code to reduce the potential for seismic
damage and risk to future occupants.
26. Title 24 Enerav 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 U.B.C. Section 1701,
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 U.B.C Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
28. Non-Point Source Pollution Control: 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 inches by 36 inches) is available
at the Building Division service counter.
29. Title 24 Accessibilitv - 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.
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PLN2005-23 -- 700-750 E. McGlincy Lane - Site and Architectural Review Permit
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30. Title 24 Accessibilitv - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form
on submitted construction plans. Form is available at Building Division service
cou nter.
31. P.G. & E.: The applicant is advised to contact P.G. & 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. The applicant should also consult with P.G. &E. concerning utility
easements, distribution pole locations and required conductor clearances.
32. Construction Fencina: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems.
33. ArchaeoloQical & PaleontoloQical Resources: If archaeological or paleontological
resources are encountered during excavation or construction, construction
personnel shall be 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 anyon-site construction activity.
34. Human Burial or Skeletal Element Discovery: 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.
35. 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
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:
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a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
36. Project Approvals: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Air Quality Management District (Demolitions Only)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
I iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division
has approved the building permit application.
37.Short-Term Air Quality Mitiaation Measures: The following practices should be
followed during all phases of site preparation and construction activities:
a. Use dust-proof chutes for loading construction debris onto trucks.
b. Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
d. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
g. Install erosion control measures to prevent runoff from the project site.
PUBLIC WORKS DEPARTMENT
38. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
39. Riaht-of-Wav for Public Street Purposes: Prior to issuance of any grading or
building permits for the site, the applicant shall fully complete the process to cause
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additional right-of-way to be granted for public street purposes along the East
McGlincy Lane frontage to accommodate a 30 foot half street width. The applicant
shall submit the necessary documents for approval by the City Engineer, process
the submittal with City staff's comments and fully complete the right-of-way process.
The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
40. Private Easements: Prior to issuance of any grading or building permits for the site,
the applicant shall cause private easements to be recorded for private utilities,
private storm drains, reciprocal ingress and egress, emergency vehicles, etc.
41. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
42. Water Meter(s) and Sewer Cleanout(s): 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.
43. Utilities: All 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.
44. 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.
45. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. E. McGlincy Lane is currently scheduled to be resurfaced with a
rubberized overlay in June of 2005. Due to the proposed development, only the
portion of McGlincy north of the existing centerline will be resurfaced with the
rubberized overlay in front of the proposed development. The applicant shall
complete the street reconstruction to centerline (see street improvement
requirements) across the property frontage, and shall provide a pavement
restoration plan to indicate how the newly placed resurfacing to the north of
centerline will be restored following the installation or abandonment of all utilities
necessary for the project.
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46. Gradina and DrainaQe 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. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
47.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
$2,575 per net acre, which is $12,128.
48. 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. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. 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.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with
the approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
49. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to
recordation of the final map, the applicant shall execute an agreement and provide
security for the operation and maintenance of stormwater pollution prevention
measures installed or provided as a part of this project.
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50. State General Construction Activity Permit: Prior to issuance of any grading or
building permits, the applicant shall comply with the State General Construction
Activity Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP.
51. Lot Line Adiustment: Prior to issuance of any grading or building permits for the site,
the applicant shall fully complete a lot line adjustment process. The applicant shall
submit an application for approval by the City Engineer, pay fees, process the
application with City staff's comments and fully complete the lot line adjustment.
52. Leqal Lot: The applicant shall provide documentation to ascertain that Parcel One
as described in the title report has been legally created.
53. Street Improvements: 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:
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 street section to centerline.
d. Installation of engineered structural pavement section to centerline, as required
by the City Engineer.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches.
f. Installation of street trees, tree wells and irrigation at 40 feet On center.
g. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, signage, and markings.
L Construction of conforms to existing public and private improvements, as
necessary.
FIRE DEPARTMENT
54. Formal Plan Review: Review of this development proposal is limited to accessibility
of site access and water supply as they pertain to fire department operations, and
Planning Commission Resolution No. 3658
PLN2005-23 -- 700-750 E. McGlincy Lane - Site and Architectural Review Permit
Page 14
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 Division all applicable
construction permits.
55. Required Fire Flow: The fire flow for this project is 3,750 gpm at 20 psi residual
pressure (based upon Type V-Non Rated construction). As an automatic fire
sprinkler system will be installed, the fire flow has been reduced by 50% establishing
a required adjusted fire flow of 1,875 gpm (plus sprinkler system flow demand of
largest building) at 20 psi residual pressure. The adjusted required fire flow is
available from area water mains and fire hydrants which are spaced at the required
spacing.
56. Automatic Fire Sprinkler System Reauired: Buildings requiring a fire flow in excess
of 2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped
throughout with an automatic fire sprinkler system, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13. Revise drawing notes to
reflect intent to fully sprinkler all buildings.
57. Private Fire Hydrants Reauired: Provide three private on-site fire hydrants installed
per NFPA Standard #24, at locations to be determined by the Fire Department.
Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of
1,500 GPM at 20 psi residual pressure. Prior to design, the project civil engineer
shall meet with the Fire Department Water Supply Officer to jointly spot the required
fire hydrant locations. New on-site south and west private hydrants must be
relocated to a minimum distance of 40 feet from the proposed buildings in the
islands On the outer side of the parking lot.
58. Timina of Required Water Supply Installations: Installation of required fire service(s)
and fire hydrant(s) shall be tested and accepted by the Fire Department prior to the
start of framing or delivery of bulk combustible materials. Building permit issuance
may be withheld until installations required installations are completed, tested, and
accepted.
59. Fire Hydrant Location Identifier: Prior to project final inspection, the general
contractor shall ensure that an approved "blue dot" fire hydrant location identifier has
been placed in the roadway, as directed by the Fire Department.
60. Fire Apparatus (Ena!ne) Access ~s Reauired: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications sheet A-1 .
Planning Commission Resolution No. 3658
PLN2005-23 -- 700-750 E. McGlincy Lane - Site and Architectural Review Permit
Page 15
61. Fire Lane MarkinQ Reauired: Provide markings for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications A-6.
62. Fire Department Key Box Reauired: All buildings shall be equipped with a
permanently installed emergency access key lock box (Knox), conforming to Fire
Department Standard Details and Specifications K-1. At the time of final inspection,
access keys shall be provided to the Fire Department.
63. Timing of Reauired Roadway Installations: Required access roads, up through first
lift of asphalt, shall be installed and accepted by the Fire Department prior to the
start of construction. Bulk combustible materials shall not be delivered to the site
until installation so complete. During construction, emergency access roads shall be
maintained clear and unimpeded. Building permit issuance may be withheld until
such installations are completed.
64. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their backgrounds.
65. Notes on Plans: To prevent review and inspection delays, the Fire Department
conditions of approval shall be re-stated as "notes" on all pending and future plan
submittals and any referenced diagrams to be reproduced onto the future plan
submittal.
PASSED AND ADOPTED this 14th day of June, 2005, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: ::::OV~" ~fi( '/;'f)~
-/ J '----1'. liz th Gibbons, Chair
ATTEST: ~~~
/' Sharon Fierro, Secretary