PC Res 2520RESOLUTION NO. 2520
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A USE PERMIT
ALLOWING THE CONSTRUCTION OF A POST-OPERATIVE
CARE FACILITY ON PROPERTY KNOWN AS
3751 & 3777 S. BASCOM AVE. (APPLICATION OF
DR. H. KNOERNSCHILD, UP 88-01).
After notification and public hearing as specified by law on the
application of Dr. Harvey Knoernschild for a Use Permit and approval of
plans to allow the construction of a 20-bed post-operative care'facility
on property known as 3751 & 3777 S. Bascom Ave. in an R-3-S (Multiple
Family Residential) Zoning District, as per the application filed in the
Planning Department on February ~4, 1988; 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:
Site and Architectural Approval
The proposed project is an appropriate scale in relationship to the
adjacent developed uses.
The project is well designed and architecturally blends into the
neighborhood.
The building design is considered acceptable and interesting by the
Architectural Advisor. '
4. The parking provided exceeds the code requirements of 25 spaces.
The project is of a high quality design and will be aesthetically
pleasing.
Substahtial landscaping has been provided which adds to the
aesthetics of the project.
Use Permit
The establishment, maintenance or operation of the use applied for
will not be detrimental to the 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 ~roposed site is adequate in size and shape to accomodate 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.
The proposed site is adequately served by streets of sufficient
capacity to carry the kind and quantity of traffic such use would
generate.
Resolution No. 2520 -2- UP 88-01
10.
The use is essential or desirable to the public convenience or
welfare, and is in harmony with the various elements or objectives of
the City's General Plan.
Based on the above findings, the Planning Commission does hereby grant the
requested Use Permit, subject to the following conditions:
Revised elevations and/or site plan indicating relocation of
equipment and trash enclosure areas, provision of pavement treatment,
and revised parking layout to be submitted to the Planning Department
and approved by the Site and Architectural Review Committee upon
recommendation of the Architectural Advisor prior to application for
a building permit.
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 Site and Architectural Review
Committee and/or Planning Commission prior to issuance of a building
permit.
e
Fencingplan indicating location and design details of fencing to be
submitted to the Planning Department and approved by the Planning
Director prior to issuance of a building permit.
Applicant to either (1) post a faithful performance bond in the
amount of $10,000.00 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.
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.
All mechanical equipment on roofs and all utility meters to be
screened as approved by the Planning Director.
Building occupancy will not be allowed until public improvements are
installed.
All 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.
10. Underground utilities to be provided as required by Section 20.36.'150
of the Campbell Municipal Code.
Resolution No. 2520 -3- UP 88-01
11. 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.
12. Sign application to be submitted in accordance with provisions 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).
13. 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-famil~ dwellings, multiple apartment units, to
all commercial, business, industrial, manufacturing, and construction
establishments.
14. 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.
15. Applicant shall comply with all appropriate State and City
requirements for the handicapped.
16. Noise levels for the interior of residential units shal'l comply with
minimum State (Title 25) and local standards as indicated in the Noise
Element of the Campbell General Plan.
17. 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.
BUILDING DEPARTMENT
18. Retaining walls at property lines are limited to a height of 15 inches
if constructed of wood.
PUBLIC WORKS DEPARTMENT
19. Dediqate additional right of way to widen Bascom Ave. to 43 feet from
centelrine.
20. Submit 3 copies of on-site drainage and grading plans.
21. Pay storm drain area fee.
Resolution No. 2520 -4- UP 88-01
22. Obtain an excavation permit, pay fees, and post surety to modify
driveways, install sidewalk, street lights, and any other work in the
public right of way.
FIRE DEPARTMENT
23. Driveways shall have a clear minimum height of 13 feet, 6 inches.
24. Provide one municipal style fire hydrant.
25. Provide automatic sprinkler system throughout with fully supervised
central alarm system.
26. Building is reviewed as having no hazardous materials.
27. Buildings reviewed as a GroupI, Division 1, occupancy per CAC Title
19 & 24.
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 22nd day of March 1988 by the following roll call
vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Kasolas, Stanton, Perrine, Olszewski,
Walker, Dickson, Christ
None ·
None
ATTEST:
Arthur A. Kee
Secretary
APPROVED:
Ronald W. Christ
Chairman