PC Res 3439RESOLUTION NO. 3439
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2002-37) TO AIJDW THE CONVERSTION OF A SINGIJE-FAMH.Y
RESIDENCE INTO A MEDICAL OFFICE AND AN ADDITION OF 874
SQUARE FEET ON PROPERTY OWNED BY DR. MARY MARGARET
O'NEIIJ. LOCATED AT 200 W. CAMPBELL AVENUE IN A P-O
(PROFESSIONAL OFFICE) ZONING DISTRICT AND FOUND THIS
PROJECT TO BE CATEGORICALLY EXEMPT. APPLICATION OF DR.
MARY MARGARET O'NEILL. FILE NO. PLN2002-37.
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 PLN2002-37:
o
o
The development of the proposed project will result in a 2,132 square foot professional office
building that is consistent with the General Plan designation of Professional Office for this
property.
The development of the proposed project will result in a use that is consistent with the P-O
(Professional Office) Zoning District. The proposed residence meets the front and side
setbacks, height and lot coverage requirements for the P-O Zoning District.
The proposed project is architecturally compatible with the historic character of the existing
structure and surrounding neighborhood.
The development of the proposed project will result in a floor area ratio and building
coverage of 15%, which falls below the maximum permitted floor area ratio and building
coverage for this site.
The 874 square foot addition would be located to the west of the existing structure and would
consist of a new waiting area and exam rooms. This addition would provide a 14 foot 6 inch
setback to the western property line and a 52-foot setback from the front property line.
The new driveway would consist of a 20 foot driveway for a portion of the driveway but the
width would be reduced to ten feet for a 20 foot long section in order to preserve a large
Deodar Cedar tree. This variation to the driveway width is necessary to preserve the tree,
which is a substantial asset to the site and the surrounding neighborhood.
The proposed addition has been designed to be compatible with the historic character of the
structure and would match the existing design, materials and colors. The structure has a
stucco exterior, cedar shake roof, divided windows and decorative corbel braces.
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 2
o
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The proposed project provides a total of nine parking spaces, which meets the parking
standard for a medical office with one physician or other professional office uses.
The project qualifies as a Categorically Exempt project per Section 15303, Class 1,
pertaining to minor additions to existing structures, of the California Environmental Quality
Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
o
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.
o
The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2002-37) to allow the conversion of a single-family residence into a medical
office and an addition of 874 square feet on property owned by Dr. Mary Margaret O'Neill at
200 W. Campbell Avenue, 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
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 3
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
Plannim, Division:
Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2002-37) allowing
the conversion of a single-family residence into an office and an addition of 874 square feet
on property located at 200 W. Campbell Avenue. The building and site design shall
substantially comply with project plans received by the Community Development
Department dated May 30, 2002, and prepared by Bruce Johnson, except as may be modified
by the Conditions of Approval herein.
Conditional Use Permit Approval Expiration: The Conditional Use Permit 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. Failure to meet
these deadlines will result in the Conditional Use Permit being void.
Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits. Project details include, but are not limited to, the following:
a. Details of materials to be used on the addition. Materials are to be consistent with
materials of the existing structure so that the contrast between the materials is not
obvious.
b. Providing a color/material sample board specifying color palette, textures and materials.
c. Providing roof samples or brochures of the color and material of the proposed roofing.
d. Providing window schedules for high quality of window treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
Property 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 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).
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 4
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The rear parking area shall utilized decorative and colored concrete or
interlocking pavers, subject to review and approval by the Community Development Director
prior to issuance of building permits.
On-site lighting: 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, prior to the issuance of building permits, 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. Lighting fixtures shall be of a decorative design to be
compatible with the office building and shall incorporate energy saving features.
Signage Program: No signage is approved as part of the development applications approved
herein. The applicant shall submit a sign application for all signs for the site. Signing shall be
architectural in style and indicative of the character of the building. No sign shall be installed
until such application is approved and a permit issued by the Community Development
Director as specified in the Sign Ordinance.
Trash and Recycling Enclosure,: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. Unless otherwise noted, enclosures shall consist of a concrete floor
surrounded by a six-foot high solid wall and have decorative self-closing doors. The
enclosure shall be constructed at grade level and have a level area adjacent to the trash
enclosure area to service the containers.
10. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) 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. Per the arborist's recommendation, a chain link fence shall be
erected 10 feet from the trunk in a circular fashion to provide a protection zone of
undisturbed original grade. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director and all required
fencing or protective measures shall be installed prior to the issuance of building permits.
11. Landscape and Irrigation Plans: The applicant shall submit a detailed landscape and
irrigation plan to be reviewed and approved by the Community Development Director prior
to issuance of any building permits for the site.
a. All street trees shall be a minimum 24-inch box size. All other trees shall be a minimum
15-gallon size and shrubs shall be a minimum of 5-gallon size.
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 5
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building occupancy.
d. All landscaping shall be consistent with the City's Water Efficient Landscaping
Standards.
e. All hardscape items (i.e. disabled access route, walkway to front entrance) shall utilized
decorative and colored concrete or interlocking pavers, subject to review and approval by
the Community Development Director prior to issuance of building permits.
12.
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.
13. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Building Division:
14. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
15. 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.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
18. 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.
19. Structural Considerations: This proposed project is subject to structural upgrades predicated
on the change in use from residential to commercial use. Project Architect/Engineer shall
verify the existing structure's ability to support commercial loading values, and where
necessary, shall call for structural improvements.
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 6
20. Exterior Wall Construction: Project Architect/Engineer shall examine the existing structure
for locations of exterior walls in relationship to property lines. Wall construction
requirements for commercial uses are typically more restrictive that for residential uses.
(Refer to Table 5-A, of the Current Uniform Building Code)
21. 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.
22. 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.
23. Title 24 Accessibility - 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.
24. 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.
25. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
26. Approvals Required: 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. Santa Clara County Department of Environmental Health
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
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.
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 7
PUBLIC WORKS DEPARTMENT
27. Preliminary_ Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
28. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall 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 fee for a non-utility encroachment permit application is currently $255.00. The plans
shall include the following:
a. Removal of existing sidewalk;
b. Removal of the two existing non-ADA compliant driveway approaches and related curb
and gutter, as necessary;
c. Construction of new 8 foot sidewalk (face of curb to back of sidewalk);
d. Construction of new ADA compliant driveway approach;
e. Construction of street trees, landscape, and irrigation at approximately 40 feet on center;
f. Construction of conforms to existing public and private improvements, as necessary.
29. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
30. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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.
31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a utility installation coordination plan and schedule for approval by the City Engineer
for installation of street improvements and/or abandonment of all utilities. Streets, which
have been resurfaced within the previous 5 years, will require boring and jacking for all new
utility installations. Applicant shall also prepare pavement restoration plans for approval by
the City Engineer prior to any utility installation or abandonment.
32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 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.
33. 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 which is $651.00.
Planning Commission Resolution No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 8
34. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding storm water pollution
prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED AND ADOPTED this 25th day of June, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois and Jones
None
Gibbons and Hernandez
None
APPROVED:
· . ~
Tor~ Franco-'is,'Chair ~
ATTEST:
Sharon Fierro, Secretary