PC Res 3334RESOLUTION NO. 3334
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL, RECOMMDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2000-141) TO ALLOW
THE REMODEL OF A PORTION OF AN EXISTING BUILDING
FROM INDUSTIRAL TO OFFICE USES ON PROPERTY
LOCATED AT 430 SALMAR AVENUE IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
RUSS GAMBLE. FILE NO. PLN2000-141.
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 PLN2000-141:
1. The proposed project is located on property with a mixed land use designation of Residential/
Office/Commercial/Retail under the General Plan.
2. The Planned Development Permit to allow the remodel from industrial to office/commercial
use is consistent with the Land Use Element of the General Plan.
o
The proposed office/commercial use, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial/office uses.
4. The proposed project is compatible with the adjacent industrial and commercial uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Planning Commission Resolution No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 2
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
California. 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 to remodel an existing one-story, 19,750 square foot
office/industrial building on property located at 430 Salmar Avenue and shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
A. Site plan and floor plans, elevations prepared by Russell Gamble, Architect, dated as
submitted on March 13, 2001.
B. Color/material board and colored elevations submitted by Russell Gamble, Architect,
January 31,2001.
Roof Screen: Prior to issuance of building permits for the tenant improvements for the
building, submit a detailed plan for the roof screen. The roof screen shall be compatible with
the overall design of the building and shall be subject to review and approval by the
Community Development Director.
o
Trash Enclosure: Prior to issuance of Building Permits for the building remodel, a trash
enclosure area shall be provided to service the building and uses. The trash enclosure shall be
compatible with the overall design of the building and shall be subject to review and approval
by the Community Development Director
Landscaping: Prior to the issuance of building permits for the project, the applicant shall
submit landscaping and irrigation plans for review and approval by the Community
Development Director that incorporates the following:
A. Compliance with the City's Water Efficient Landscape Standards (WELS) for the
protection of any trees in conjunction with the development of the project.
B. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells
along Salmar Avenue.
C. Installation of minimum 15 gallon trees, minimum 5-gallon shrubs and groundcover for
all landscaped areas of the proposed building.
5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of
the required landscaping for the project as approved by the Conditions of Approval herein.
Planning Commission Resolution No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 3
6. Outdoor Storage: No outdoor storage is permitted on the property except for parking of
vehicles in designated parking stalls and outside trash enclosure facilities.
7. Americans With Disabilities Act: The applicant shall be required to comply with all
Americans with Disabilities Act requirements.
8. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
o
Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090
of the Campbell Municipal Code and shall be submitted for review and approval by the
Community Development Department.
10. 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).
11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view. Screening material and method shall require
review and approval by the Community Development Director prior to installation of such
mechanical equipment screening.
12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and screening (if the boxes are above ground) for
approval by the Planning Division.
13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to the
issuance of building permits for the project. The design of the trash enclosure shall match the
building in terms of color and finish.
14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site. The applicant shall provide a
lighting and photometric plan indicating the location of all light fixtures on site and on the
building prior to issuance of building permits.
15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by
Planning Commission Resolution No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 4
the Community Development Department, in accordance with the City's Sign Ordinance. No
sign shall be permitted until the application is approved and a permit issued.
16. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. Construction activities will be limited to daytime hours of 8:00 am 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.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
BUILDING DIVISION
17.
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.
18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
in. X 36 in.
20.
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.
Planning Commission Resolution No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 5
21.
22.
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.
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.
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.
24. Non-Point Source Pollution Control Program: 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.
25. 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.
26.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20O/o" exemption form on submitted
construction plans. Form is available at Building Division service counter.
27.
Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
D. West Valley Sanitation District
E. Santa Clara County Fire Department
CENTRAL FIRE DISTRICT:
28. Automatic Fire Sprinkler System: If this building is equipped with an automatic sprinkler
system, that system shall be modified to accommodate the new design area such as any
partition walls and new entry alcove. This condition to be applied at the time of building
permit application.
Planning Commission Resolution No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 6
PUBLIC WORKS DEPARTMENT
29.
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
30.
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 plans shall
include the following:
· Reconstruction of the existing driveway approaches on the easterly and westerly sides
of the site to comply with ADA requirements.
· Reconstruction of the existing sidewalk to provide for an eight foot attached sidewalk
from back of curb to the back of sidewalk.
· Installation of tree wells, irrigation, and street trees at approximately forty feet on
center.
· Construction of new eight foot sidewalk with a tree well, street tree, and irrigation
westerly of the westerly driveway approach.
· Construction of conforms to public and private improvements.
31. 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.
32.
Drainage System: Prior to issuance of any permits, the applicant shall remodel the on-site
Drainage System, as necessary, to demonstrate compliance with the National Pollution
Discharge Elimination System (NPDES).
33.
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.
34. 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 of $2,500 per acre.
35.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with
the Planning Division's checklist. The on-site parking shall be modified, as necessary, at
the driveway approaches to eliminate conflicts with vehicles entering the parking areas.
Planning Commission Resolution No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 7
PASSED AND ADOPTED this l0th day April, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Hemandez, Jones, Lindstrom,
Lowe
None
None
None
Mel L m, Chair
Sharon Fierro, Secretary