PC Res 2710RESOLUTION NO. 2710
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A USE PERMIT
ALLOWING THE ESTABLISHMENT OF AN 18-BED SENIOR HOUSING
FACILITY IN AN EXISTING HOSPITAL BUILDING, ON PROPERTY
LOCATED AT 531 NORTH CENTRAL AVENUE (APPLICATION OF MRS.
CONSUELO DASALLA, UP 90-13).
After notification and public hearing as specified by law on the
application of Mrs. Conseulo Dasalla for a Use Permit allowing
establishment of an 18-bed senior housing facility, located at 531 North
Central Avenue, in a C-I-S (Neighborhood Commercial) and R-1-6
(Single-Family Residential) Zoning District, as per the application
filed in the Planning Department on October 18, 1990; and, after
presentation by the Planning Director, proponents and opponents, the
hearing was closed.
After due consideration of all evidence presented, the Planning
Commission did find as follows, with regard to Application UP 90-13 for
a Conditional Use Permit:
Compatibility: The use is desirable to the public convenience
or welfare, and is in harmony with the various elements or
objectives of the City's General Plan.
Scale: The proposed project is an appropriate scale in
relationship to the adjacent developed uses with its setbacks
and single story design.
Parking: The parking provided meets the code requirements of
9 parking spaces.
Compatibility: The project with the addition of landscaping
is designed to minimize infringement on neighboring
properties.
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Landscaping: Substantial landscaping has been provided which
adds to the aesthetics of the project and will upgrade its
appearance.
Based on the foregoing findings of fact, the Planning Commission further
finds and concludes that:
The establishment, maintenance, or operation of the use
applied for 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 the general welfare of the City.
Resolution No. 2710
Adopted by the Planning Commission on November 27, 1990
page two
The proposed site is adequate in size and shape to accommodate
the yards, wall, fences, parking and loading facilities,
landscaping and other development features required in order
to integrate said use with uses in the surrounding area.
The proposed site is adequately served by streets of
sufficient capacity to carry the kind and quantity of traffic
such use would generate.
4. The proposed use is compatible with the uses in the area.
Based upon the above findings, the Planning Commission does hereby grant
the requested Use Permit, subject to the following conditions:
Revised elevations indicating addition of trellis treatment to be
submitted to the Planning Department and approved by the Planning
Director upon recommendation of the Architectural Advisor prior to
building occupancy.
Property to be fenced and landscaped as indicated and/or added in
red on the plans. Landscaping and fencing shall be maintained in
accordance with the approved plans.
Landscaping plan indicating type and size of plant material, and
location of irrigation system to be submitted to the Planning
Department and approved by the Planning Director prior to
application for a building permit.
Applicant to either (1) post a faithful performance bond in the
amount of $ 3,000 to insure landscaping, fencing, and striping of
parking areas within 3 months of completion of construction; or (2)
file written agreement to complete landscaping, fencing, and
striping of parking areas. Bond or agreement to be filed with the
Planning Department prior to application for a building permit.
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Applicant to submit a plan to the Planning Department, prior to
installation of PG&E utility (transformer) boxes, indicating the
location of the boxes and screening (if boxes are above ground) for
approval of the Planning Director.
6. Ail mechanical equipment on roofs and all utility meters to be
screened as approved by the Planning Director.
Ail parking and driveway areas to be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code. All parking spaces to
be provided with appropriate concrete curbs or bumper guards.
Underground utilities to be provided as required by Section
20.36.150 of the Campbell Municipal Code.
Resolution No. 2710
Planning Commission November 27, 1990
page three
Plans submitted to the Building Department for plan check shall
indicate clearly the location of all connections for underground
utilities including water, sewer, electric, telephone and
television cables, etc.
10.
Sign application to be submitted in accordance with provision of
the Sign Ordinance for all signs. No sign to be installed until
application is approved and permit issued by Planning and
Building Departments (Section 21.53 of the Campbell Municipal
Code).
11.
Ordinance No. 782 of the Campbell Municipal Code stipulates that
any contract for the collection and disposal of refuse, garbage,
wet garbage and rubbish produced within the limits of the City of
Campbell shall be made with Green Valley Disposal Company. This
requirement applies to all single-family dwellings, multiple
apartment units, to all commercial, business, industrial,
manufacturing, and construction establishments.
12.
Trash container(s) of a size and quantity necessary to serve the
development shall be located in area(s) approved by the Fire
Department. Unless otherwise noted, enclosure(s) shall consist
of a concrete floor surrounded by a solid wall or fence and have
self-closing doors of a size specified by the Fire Department.
All enclosures to be constructed at grade level and have a level
area adjacent to the trash enclosure area to service these
containers.
13.
Applicant shall comply with all appropriate State and City
requirements for the handicapped.
14.
Noise levels for the interior of residential units shall comply
with minimum State (Title 25) and local standards as indicated in
the Noise Element of the Campbell General Plan.
15.
The applicant is hereby notified that 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.
Sect. 11.201 & 11.414, 1979 Ed. Uniform Fire Code.
Sprinklers
16. 1. Extend automatic fire sprinkler system into new dining room.
2. Provide certification of modified sprinkler system.
3. Provide box containing spare sprinkler heads and wrench.
4. Provide off-site monitoring of sprinkler system.
17.
Fire alarm system is to be certified as meeting Title 19
requirements.
'Resolution No. 2710
page four
Public Works Department
18.
Obtain excavation permit and post surety to eliminate northerly
driveway.
Planning Department
19.
This Conditional Use Permit is granted based upon the project
description of the applicant. Changes to the client profile,
hours of operation or staffing will require approval of a
modification to the Use Permit.
The applicant is notified as part of'this application that he/she is
required to comply with all applicable Codes and/or Ordinances of the
City of Campbell and the State of California which pertain to this
development and are not herein specified.
PASSED AND ADOPTED this 27th day of November 1990, by the following
roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Higgins, Fox, Meyer-Kennedy, Dougherty
Wilkinson, Perrine
None
Alne
ATTEST:
Steve Piasecki
Secretary
APPROVED:
Jay R. Perrine
Chairperson