PC Res 3702
RESOLUTION NO. 3702
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-144) TO ALLOW THE DEMOLITION OF
AN EXISTING RESIDENCE AND THE CONSTRUCTION OF A NEW
5,347 SQUARE FOOT INDUSTRIAL BUILDING ON PROPERTY
OWNED BY MR. HOWARD KAEDING LOCATED AT 813 CRISTICH
LANE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPLICATION OF MR. BRENT KAEDING, ON BEHALF OF
KAEDING PERFORMANCE. PLN2005-144.
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 PLN2005-144:
1. The project is consistent with the development standards and design guidelines set
forth in the General Plan in that project eliminates a nonconforming residence,
redevelops a site in the McGlincy neighborhood, provides landscaping and
screening, and utilizes high-quality, finished construction materials.
2. Subject to compliance with conditions of approval requiring a conforming south side
yard setback and landscape buffer, the proposed project is consistent with the
development standards prescribed for the M-1 (Light Industrial) Zoning District (i.e.
minimum setbacks, height restriction, floor area ratio, and parking requirements).
3. The project consists of a 5,347 square foot warehouse/industrial building, with a
Floor Area Ratio of 0.36, where the maximum floor area ratio is 0.40.
4. The project provides sixteen parking spaces where a minimum of sixteen parking
spaces are required.
5. The proposed project as conditioned is well designed and is architecturally
compatible with the surrounding neighborhood, and with the redevelopment
expectations prescribed by the General Plan. The building is well articulated and
considers the design of all elevations, with particular attention to the Cristich Lane
streetscape and the view shed from Highway 17.
6. The proposed project does not include the removal of any protected trees.
7. The proposed project is surrounded by industrial to the north, south and east; and
Highway 17 to the west.
8. The project qualifies as Categorically Exempt under Section 15303(c) of the
California Environmental Quality Act (CEQA), pertaining to New Construction of
Small Structures in an urbanized area.
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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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.
2. The development will be compatible with the Zoning Code of the City.
3. 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.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2005-144) to allow the demolition of an existing
residence and the construction of a new 5,347 square foot industrial building on
property owned by Mr. Howard Kaeding located at 813 Cristich 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 & Architectural Review (PLN2004-
144) to construct a warehouse/industrial building at 813 Cristich Lane. The
proposed project shall substantially conform to the project exhibits listed below,
except as may be modified by the Conditions of Approval herein:
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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a. Set of plans prepared by LPMD Architects, received on December 5, 2005,
including building site and landscape plan, floor plans and roof plan, elevations
and preliminary grading and drainage.
b. Color samples submitted by LPMD Architects, received on December 5, 2005.
2. Site & Architectural Review Approval Expiration: The Site & Architectural approval
shall be valid for one year from the date of final approval. Within this one-year
period a building permit must be obtained and construction completed one year
thereafter, or the Site & Architectural Review shall be void.
3. Revocation of Permit: The approved, primary use is a warehouse for parts for high
performance race cars. Given the specialty nature of the product, the on site "sales"
function more as "distribution". No auto repair, fabrication, finishing, assembly,
augmentation, etc. is approved for this site. Changes to the approved use require
review and approval by the Planning Commission. Operation of the use in violation
of the Site and Architectural Review or any standards, codes, or ordinances of the
City of Campbell shall be grounds for consideration of revocation of the Site and
Architectural Review by the Planning Commission.
4. FencinQ, Walls and Trash Enclosure: All new fencing/walls shall comply with
Section 21.18.060 of the Campbell Municipal Code. The design of, and the
materials and colors for the fencing, walls and trash enclosure shall be reviewed and
approved by the Community Development Director prior to issuance of a building
permit.
5. SiQnaQe: No signage is approved as part of the development applications approved
herein. No sign shall be installed until a Sign Permit is approved as specified in the
Sign Ordinance.
6. Parkina and Drivewavs: 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.
7. On-Site Liahtina: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design, type, intensity and location of any proposed
exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all
applicable Conditions of Approval, ordinances, laws and regulations. Lighting
fixtures shall be of a decorative design to be compatible with the industrial
development and shall incorporate energy saving features.
8. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit
a final detailed landscape and irrigation plan to the Planning Division for review and
approval by the Community Development Director. The landscape and irrigation plan
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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shall substantially conform to the approved conceptual landscape plan and the City's
Water Efficient Landscaping Standards (WELS).
. All landscaping and trees shall be installed prior to the issuance of a Certificate of
Occupancy for the building.
. Minimum tree size of 15 gallon trees shall be provided.
9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
10. Screenina: Screening of all roof-top equipment shall be shown on the plans
submitted for a building permit with a building cross section. The placement on site
of any required utility equipment (i.e., back-flow preventors, transformers, etc.) shall
be reviewed and approved by the Community Development Director prior to
issuance of a building permit.
11. Paint Color: The approved paint colors shall be field-verified by the Community
Development Director.
12. Contractor Contact Information Postina: 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.
13. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m.
to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is
prohibited on Sundays and Holidays, unless an exception is granted by the Building
Official.
14. Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on
Sundays and Holidays, unless an exception is granted by the Building Official.
15. Propertv Maintenance: 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 the windows boarded up and doors
sealed shut, or shall be demolished or removed from the property (Section 11.201
and 11.414, 1985 Ed. Uniform Building Code).
16. Outdoor Storaae: No outdoor storage or outdoor overnight parking is permitted on
the subject property. No equipment, materials or business vehicles shall be parked
and/or stored outside the building or within the parking lot.
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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17. Outdoor Display: No outdoor display is permitted on the subject property. All stock
for sale shall be kept and displayed inside the buildings. All exterior parking spaces
shall be used only for employees and/or customer use.
18. Buildina Modifications: Prior to any changes or modifications to the building or floor
plan the applicant shall submit proposed plans to the Community Development
Department for review an approval.
Buildina Division:
19. Permits Reauired: A building permit application shall be required for the proposed
new commercial 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.
21. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. by 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. Site plan shall also clearly call out location of a
permanent elevation bench mark.
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 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:
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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a.
b.
c.
pad elevation
finish floor elevation (first floor)
foundation corner locations
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. Stormwater: 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
cou nter.
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.
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
counter.
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)
Bay Area Air Quality Management District (Demolitions Only)
d.
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
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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in the approval process. Applicant should also consult with P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
FIRE DEPARTMENT
33. Required Fire Flow: The fire flow for this project is 2,000 gpm at 20 psi residual
pressure. The adjusted fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
34. Fire Apparatus (Enaine) Access Roads Required: 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 with
Fire Department Standard Details and Specifications sheet A-1.
35. Fire Lane Markina Required: Provide marking 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.
PUBLIC WORKS DEPARTMENT
36. LeQal Lot: The applicant shall provide documentation to ascertain that the property
has been legally created.
37. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
38. Irrevocable Offer of Dedication for Public Street Purposes: Prior to issuance of any
grading or building permits for the site, the applicant shall make an irrevocable offer
of dedication in fee simple for additional right-of-way for public street purposes along
the Cristich Lane frontage to accommodate a 30 foot half street width and a 10 foot
Public Utility Easement. The applicant shall submit the necessary documents for
approval by the City Engineer, process the submittal with City staffs 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.
39. Deferred Street Improvement Aareement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute a deferred street
improvement agreement for construction of standard street improvements, as
required by the City Engineer. The future plans for the deferred street improvement
shall include the following:
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
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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 standard curb, gutter, sidewalk and ADA compliant driveway
approaches.
f. Installation of street trees, tree wells and irrigation at 30 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.
i. Construction of conforms to existing public and private improvements, as
necessary.
40. 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
future public right-of-way line.
41. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
42. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
43. Pavement Restoration: 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. Public Streets that have been reconstructed or
overlaid within the previous five years will require boring and jacking for all new utility
installations. Cristich Lane is currently a private street.
44. GradinQ 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
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
Page 9
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
45. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee, currently set at
$2,650 per net acre, which is $927.00.
46. 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
ru noff 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.
a. Upon submission of the plans, the applicant shall calculate and submit to the City
the amount of impervious surface created or replaced by the development.
b. Upon submission of the grading and drainage plan, the applicant's designer or
engineer shall also submit the required certification for sizing, selection, and
preliminary design of treatment BMP's for the project site to meet the
requirements of the City of Campbell's NPDES permit, No. 01-119, Provision
C.3.
c. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
47. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to
issuance of the building permit, 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.
Prior to allowing occupancy for any and/or all buildings, the applicant shall:
Planning Commission Resolution No. 3702
PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit
Page 10
a. Have a qualified BMP certifier inspect the stormwater management facilities,
submit a complete set of as-built drawings to Public Works Engineering, and
certify on these drawings that:
I. The stormwater management facilities were constructed in compliance with
approved plans;
ii. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
iii. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan; and
iv. Any changes are in conformance with local, state, or federal regulations.
b. Sign the "Covenants for the Operation and Maintenance of Stormwater
Facilities".
PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call
vote:
ATTEST:
Alderete, Ebner, Francois, Gibbons and Roseberry
Doorley
None
Rocha
APPROVED:~~ &.yt ð f t ~
izabeth Gibbons, Chair
~y~
Commissioners:
Commissioners:
Commissioners:
Commissioners:
AYES:
NOES:
ABSENT:
ABSTAIN:
Sharon Fierro, Secretary