PC Res 3323RESOLUTION NO. 3323
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-145) TO ALLOW
THE ESTABLISHMENT OF A STORAGE YARD FOR A
LANDSCAPE MAINTENANCE BUSINESS ON PROPERTY
LOCATED AT 930 DELL AVENUE IN AN M-1-S (LIGHT
INDUSTRIAL) ZONING DISTRICT. APPLICATION OF MR
JOHN GACHINA, ON BEHALF OF GACHINA LANDSCAPE
MANAGEMENT. FILE NO. PLN2000-145.
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 PLN2000-145:
1. The proposed project is consistent with the Industrial land use designation of the General
Plan and the M-1-S (Light Industrial) Zoning District.
The proposed storage yard use, as conditioned, is well designed and compatible with other
developments in the surrounding area and is consistent with the development standards for
industrial uses.
3. The proposed project is compatible with the adjacent industrial uses.
4. The proposed project will install landscaping improvements along Dell Avenue, San Tomas
Expressway, and the project site providing an effective screening buffer for the proposed use.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
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.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
Planning Commission Resolution No. 3323
PLN2000-145 - 930 Dell Avenue - John Gachina/Storage Yard
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4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
Califomia. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the establishment of a new 30,155 square-foot maintenance storage yard at 930 Dell Avenue.
The site shall consist of a 5,500 square foot nursery area, a 20,000 square foot paved storage
area and associated landscaping and screened walls. Project approval shall substantially
comply with project description provided by the applicant's letter prepared by Charles
Bonno, dated December 12, 2000, and the applicant's proposed use of the site, not dated,
except as modified by the Conditions of Approval herein.
2. Limitation of Storage Use: The project site shall be limited to the following:
a) 10 Full size pickups
b) 4 Utility trucks
c) 8 Flatbed trucks
d) 4 Equipment trailers (6'x16' - open)
e) 4 Equipment trailers (6 x 16'- closed)
f) Storage Bins: Four or Five 10' x 10'
g) Tuff sheds: Three tuff sheds for storage of fertilizers, pesticides, irrigation fittings
h) Trash Container: 30 yard trash container
i) Nursery area for storage of plant materials
j) Limited to 15 employees
k) The property shall be retained in a clean and sanitary condition consistent with the
approved site plan
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. Landscaping plans shall
include the following:
a) Revisions to planting area adjacent to driveway to provide a sliding gate
b) Increase landscape buffer to a 30' depth at the driveway.
c) Increasing the number of redwoods from 19 to 24 redwood trees.
d) Provide for planting of vines along all perimeter fences.
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o
e) Provide irrigation facilities to all on-site landscaping areas.
Off-Site Landscaping: Applicant to prepare plans and obtain an encroachment permit from
the Santa Clara County Department of Roads and Airports to allow the establishment of
appropriate landscaping on the sloped embankment of the border areas abutting the north and
south side of San Tomas Expressway.
Applicant to prepare plans and obtain an encroachment permit from the City of Campbell for
the installation of twenty 24" box redwood trees ~ 25' on center along the west side of Dell
Avenue from San Tomas Expressway on ramp along the north side to the Sunnyoaks Avenue
intersection.
Landscaping plan to be approved by the Community Development Director prior to submittal
Santa Clara County and the Public Works Department for encroachment permits. Applicant
to provide for a two-year maintenance period for establishment of off-site landscaping.
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 roadways and so that there is no glare
that will cause unreasonable annoyance or interfere with the public health, safety or welfare.
Garbage Collection: Trash Container of a size and quantity necessary to serve the new
storage yard use shall be located in an area approved by the Fire Department and Community
Development Director. The trash container shall be maintained in clean and sanitary
condition and screened by a sigh obscuring fence. The enclosure to be installed at grade level
and have a level area adjacent to the trash enclosure area to service the containers and to be
architecturally compatible with the site.
Operational Hours: Operational hours shall be limited to 6 a.m. to 7 p.m. daily, unless a
conditional Use Permit is obtained from the Planning Commission for late night operations.
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign application indicating all new signs for the site. No
sign shall be installed until such application is approved and a sign permit approved and a
permit issued by the Community Development Director as specified in Chapter 21.53 (Sign
Ordinance) of the Campbell Municipal Code.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
145) for this project is valid for a period of one (1) year from the Planning Commission
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approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
o
Permits Required: A building permit application shall be required for the proposed screen
walls. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
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 and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
14. 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" by 36") is available at the Building Division
service counter.
15. 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.
16. 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.
17. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School Districts:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
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iii)
iv)
Moreland School District (379-1370)
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.
18. Masonry Wall/Fencing: A masonry wall at least eight-foot high is required along the west
frontage. A wall/fencing plan depicting wall/fencing type and height shall be submitted to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director.
19. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
20. 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.
PUBLIC WORKS DEPARTMENT
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the Dell Avenue frontage to accommodate a 30 foot half street.
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.
23. 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 fees, 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 is $245.00. The plans shall include the following:
· Installation of surface treatment or reconstruction of one-half street pavement.
· Construction of ADA compliant driveway approach and curb, gutter, and sidewalk, as
necessary.
· Construction of sidewalk, tree wells, and irrigation system.
· Installation of streetlight in accordance with the City of Campbell Street Lighting
Policies.
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· Installation and relocation of traffic control signs and stripes, as necessary.
· Construction of conforms to existing public and private improvements as necessary.
24. 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.
25. 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.
26. 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.
27. 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.
28. 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 $2,500/acre.
29. 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.
30. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
31. Hazardous Chemicals Inventory Statement(s): Prior to occupancy, the applicant must
complete and return the Hazardous Chemicals Inventory Statement(s) to the Santa Clara
County Central Fire Protection District.
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PASSED AND ADOPTED this 23rd day January, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Doorley, Gibbons, Jones, Lindstrom, Lowe
Commissioners: None
Commissioners: Francois, Hemandez
Commissioners: None
M~j~dstrom, Chair
Sharon Fierro, Secretary