PC Res 3347RESOLUTION NO. 3347
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-37) TO A PREVIOUSLY-APPROVED CONDITIONAL
USE PERMIT (UP 78-09) TO ALLOW THE CONSTRUCTION OF A
SCIENCE CLASSROOM AT ST. LUCY SCHOOL ON PROPERTY
LOCATED AT 2350 WINCHESTER BOULEVARD IN A P-F
(PUBLIC FACILITIES) ZONING DISTRICT. APPLICATION OF
ST. LUCY PARISH. FILE NO. 2001-37.
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 PLN2001-37:
1. The proposed project is consistent with the Public/Semi-Public land use designation of the
General Plan and the Public Facilities Zoning District.
The proposed classroom, as conditioned, is well designed and architecturally compatible with
other developments in the surrounding area and is consistent with the development standards
for semi-public uses.
3. The proposed project is compatible with the adjacent commercial and industrial uses.
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.
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.
Planning Commission ResoLution No. 3347
PLN2001-37 - 2350 Winchester Boulevard (St. Lucy School)
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
PLANNING DIVISION
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 1,440 square-foot one-story classroom at 2350 Winchester
Boulevard. Project approval shall substantially comply with project plans prepared by Bill
Gould Design, that were received by the Planning Division on March 15, 2001, except as
modified by the Conditions of Approval herein.
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:
a. Addition of approximately eight street trees (15 gallon Chinese Pistache- male species
only) at 40 feet on center at back of existing walk within the existing asphalt play area on
Industrial Street. The trees shall be hand-watered by the school staff. The hand watering
shall be made a job requirement of a school staff member. If any of the trees die, the
school shall replace them immediately.
b. Addition of trees, shrubs, ground cover, planters and irrigation around the new classroom
building, as shown on the conceptual landscaping plan. The existing planter abutting the
annex building wall shall be included as landscaping.
o
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.
Garbage Collection: The existing freestanding dumpster in the parking lot and any additional
trash enclosures necessary to serve the new classroom shall be relocated near the back of the
existing annex building. The existing air-conditioning enclosure shall be expanded to
accommodate the dumpster. The expansion shall include the construction of a concrete floor
or asphalt no less than six inches in depth surrounded by a minimum five foot sight-
obscuring wall or fence (e.g. wood or chain link with vinyl slats) and having a gate.
Planning Commission Resotudon No. 3347
PLN2001-37 - 2350 Winchester Boulevard (St. Lucy School)
Page 3
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.
o
Modification Approval Expiration: The Modification to the Previously-approved Conditional
Use Permit approval (PLN2001-37) for this project is valid for a period of one (1) year from
the Planning Commission approval. All conditions of approval specified herein must be
completed within one year from the date of approval, or the permit shall be void.
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.
o
Compliance with Previously Approved Conditional Use Permit: The applicant shall be
required to comply with all conditions of approval of the previously approved Conditional
Use Permit (UP 78-9) and the Modification to the Conditional Use Permit (M 98-12).
10. Relocation of Existing Recycling/ Cargo Container in Parking Lot: The existing blue
recycling/cargo container in the parking lot to the west of the classroom shall be relocated to
the parking lot accessible off of Industrial Street.
BUILDING DIVISION
11. 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.
12. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
14. 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. 3347
PLN2001-37 - 2350 Winchester Boulevard (St. Lucy School)
Page 4
15. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a Licensed
Engineer specializing in soils mechanics.
16. 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
site plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
17. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
Planning Commission Resolation No. 3347
PLN2001-37 - 2350 Winchester Boulevard (St. Lucy School)
Page 5
23. 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)
iii) Moreland School District (379-1370)
iv) 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.
PUBLIC WORKS DEPARTMENT
24. Public Service Easement: Prior to issuance of any grading or building permits for the site, the
applicant shall grant a six (6) foot Public Service Easement on private property contiguous
with the public right-of-way along the Industrial Street frontage. 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.
25. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the new science classroom, the applicant shall cause additional Right-of-Way to
be granted for Public Street Purposes at the southwest comer of Kennedy Avenue and
Industrial Street, to accommodate the future construction by City forces of an ADA
compliant pedestrian ramp. 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.
26. 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:
a) Reconstruction of the northerly driveway approach to comply with ADA requirements
including removal and replacement of the approach and related curb, gutter, and
sidewalk.
b) Construction of conforms to existing public and private improvements as necessary.
27. Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall:
Planning Commission Resolution No. 3347
PLN2001-37 - 2350 Winchester Boulevard (St. Lucy School)
Page 6
a) Purchase and place additional traffic cones on the parking lot during AM and after-school
peaks to separate children's play area from parking lot traffic.
b) Enter into a Right-of-Entry agreement with the City of Campbell to allow the City to
maintain the driveway traffic signal detectors and install and maintain pavement legends
and striping immediately behind the driveway approach facing Budd Avenue.
28. 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.
29. 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
that have been resurfaced within the previous five 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.
30. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall prepare a 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.
31. 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. The Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
The applicant shall install one (1) fossil filter in the existing catch basin in the parking lot to
the west of the project site to comply with NPDES requirements. Fossil filters, or any other
alternative selected by the applicant to comply with NPDES requirements, must be
maintained in accordance with the manufacturer's recommendations. Records shall be kept
which include service dates, work performed, and related information. The removal of debris
and waste materials and the washing or sweeping of paved areas is required to minimize soil
and debris from entering the storm drain system. Paved areas shall be swept in later summer,
prior to the first significant seasonal rain and as necessary during the rainy season.
32. Site Plan: Provide a complete and accurate Site Plan in accordance with the Planning
Division's checklist including:
Planning Commission Resolution No. 3347
PLN2001-37 - 2350 Winchester Boulevard (St. Lucy School)
Page 7
a. The information shown on the recorded Lot Line Adjustment.
b. The existing six (6) foot public service easement and three (3) trees on the contiguous
church property to the south·
c. The existing drainage inlet in the play area east of the school.
33. Req,ired Fire Flow: The required fire flow for this project has been calculated at 1,500 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.
34. Cnrnpliance with California lqnilcllng (2nde; At time of building permit application, the
architect shall show compliance with the 1998 California Building Code relative to property
line separation, exiting, fire alarm requirements and any fixed fire protection features as may
be required.
PASSED AND ADOPTED this 22nd day May, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Hemandez, Jones, Lindstrom
and Lowe
None
None
None
APPROVED' ..%~, .~ ~.~7~j~5~ j~
· Mel lfin~t~om, Chair
Sharon Fierro, Secretary