PC Res 3443RESOLUTION NO. 3443
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2002-27) TO A PREVIOUSLY APPROVED CONDITIONAL
USE PERMIT TO ALLOW TWO ADDITIONAL MODULAR
CLASSROOMS AT CAMPBELL CHRISTIAN SCHOOL ON
PROPERTY OWNED BY CAMPBELL CHURCH OF CHRIST AT
1075 W. CAMPBELL AVENUE IN A P-F (PUBLIC FACILITIES)
ZONING DISTRICT. APPLICATION OF MR. DALE KRAHN, ON
BEHALF OF CAMPBELL CHRISTIAN SCHOOL. FILE NO.
PLN2002-27.
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 PLN2002-27:
1. The proposed project is consistent with the Public/Semi-Public land use designation of the
General Plan and the Public Facilities Zoning District.
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The proposed classrooms of 1,920 square feet and 44 students, as conditioned, is well
designed and architecturally compatible with other developments in the surrounding area and
is consistent with the development standards for interim semi-public uses.
3. The proposed project is compatible with the adjacent residential and public-semi public uses.
4. The proposed classroom placement is centrally located on the site to minimize noise and
activity impacts on adjacent residential uses.
5. The proposed parking lot and driveways improvements address the on-site circulation needs
of the new classrooms.
This project is categorically exempt under Section 15314, Class 14 of the California
Environmental Quality Act (CEQA). Class 14 consists of minor additions to existing schools
within existing school grounds where the addition does not increase student capacity by more
than 25% or ten classrooms, whichever is less.
The requested contribution for participation in a future signalized intersection at Victor and
Campbell Avenues is proportional to the anticipated traffic volumes associated with the
expansion of the classrooms.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Resomtion No. 3443
PLN2002-27 - 1075 W. Campbell Avenue - Modification to Conditional Use Permit
Page 2
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The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
The subject site is adequate in size and shape to accommodate the proposed uses and
integrate them with the uses in the surrounding area.
The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed uses are compatible with the uses in the area.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Planned Development Permit (PLN2002-05) to allow the removal of 35 of 37 trees on
property owned by Core Development Inc. at 117 Gilman 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
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 to allow the placement of two 960 square-foot one-
story classroom at 1075 W. Campbell Avenue. Project approval shall substantially comply
with project plans prepared by Sugimura & Associates Architects, dated March 19, 2002,
except as modified by the Conditions of Approval herein.
2. Temporary Approval: Approval of the modular classroom is for a period of 3 years and shall
expire July 9, 2005.
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Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans
must also incorporate:
Planning Commission Reso~,,tion No. 3443
PLN2002-27 - 1075 W. Campbell Avenue - Modification to Conditional Use Permit
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a. Addition of approximately three shade trees (24 inch box size) and a seating area north of
the modular classroom buildings.
b. All landscape areas to be irrigated by an automatic sprinkler system.
Mechanical Equipment: All roof mounted and ground mounted equipment, i.e. air
conditioning units, shall be screened with architecturally compatible materials and located to
minimize any negative visual impact, subject to approval by the Community Development
Director, prior to the issuance of building permits.
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Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign permit application for any new signs and shall not
install the signs until the sign permit is approved by the Community Development Director as
specified in Chapter 21.53 (Sign Ordinance) of the Campbell Municipal Code.
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Modification Approval Expiration: The Modification to the Previously-approved Conditional
Use Permit approval (PLN2002-27) for this project is valid for a period of one (1) year from
the Planning Commission approval. The applicant must secure the first building permit
within one year of the Planning Commission's approval.
7. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
8. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds at all times.
Building Division:
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. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
12. 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.
13. Site Plan: Application for building permit shall include an accurate site plan that identifies
property lines and proposed structures with dimensions and elevations as appropriate. The
Planning Commission Resomdon No. 3443
PLN2002-27 - 1075 W. Campbell Avenue - Modification to Conditional Use Permit
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site plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
14. 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.
15. 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.
16. 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" X 36") is available at the Building Division
service counter.
17. 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.
18. 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.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
21. Traffic Mitigation: Prior to issuance of permits for the current application, the applicant is
required to execute an appropriate agreement, approved by the City Attorney, to assure its
financial participation for construction of a Campbell/Victor traffic signal which is estimated
to be $150,000. A significant portion of the peak hour traffic volume is generated by the
school. The traffic volume will increase with the proposed expansion of the school.
Therefore, a traffic signal may need to be installed in the future when funds are available.
When the traffic signal is constructed, the school will be required to pay its proportionate
share of the cost.
22. 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
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PLN2002-27 - 1075 W. Campbell Avenue - Modification to Conditional Use Permit
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shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
23. 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. This may include the installation of fossil filters or other appropriate measures to
improve the quality of surface water runoff.
FIRE DEPARTMENT
24. Required Fire Flow: The required fire flow for this project has been calculated at 1,750 gpm
at 20 psi residual pressure. The required fire flow is available from area water mains and fire
hydrant(s), which are located at the required spacing.
PASSED AND ADOPTED this 9th day of July, 2002, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez
Jones
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVE~~~'~
2 Tom FranCois, ~h~tir~-----~
and