PC Res 3364RESOLUTION NO. 3364
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-66) TO A PREVIOUSLY APPROVED CONDITIONAL
USE PERMIT (UP 75-15) TO ALLOW THE PLACEMENT OF A
MODULAR CLASSROOM AT CAMPBELL CHRISTIAN SCHOOL
ON PROPERTY LOCATED AT 1075 W. CAMPBELL AVENUE IN
A P-F (PUBLIC FACILIITES). APPLICATION OF MR. KEVIN
ORD, ON BEHALF OF CAMPBELL CHRISTIAN SCHOOL. FILE
NO. PLN2001-66.
After notification and public heating, 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 PLN2001-66:
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 of 960 square feet and 30 students, as conditioned, is well designed
and architecturally compatible with other developments in the surrounding area and is
consistent with the development standards for interim semi-public uses.
3. The proposed project is compatible with the adjacent residential and public-semi public uses.
4. The proposed classroom placement is centrally located on the site to minimize noise and
activity impacts on adjacent residential uses.
5. The revision to the parking lot and driveways addresses the on-site circulation needs of the
new classrooms.
A significant portion of the peak hour traffic volume is generated by the school. The
proposed project would increase traffic in the vicinity of Victor and Campbell Avenues by
twelve percent (12%). This increase in traffic would be at least partially mitigated by future
signalization at the intersection of Victor and Campbell Avenues.
The contribution for participation in a future signalized intersection at Victor and Campbell
Avenues is proportional to the anticipated traffic volumes associated with the expansion of
the classrooms.
Planning Commission Resolution No. 3364
PLN2001-66 - 1075 W. Campbell Avenue - Modification to Use Permit - Modular Classroom
Page 2
The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonable possibility that significant
environmental impacts would result from the project, as conditioned, due to unusual
circumstances or from the cumulative impacts of successive projects of the same type in the
same place.
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
integrate them with the uses in the surrounding 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.
4. The proposed uses are compatible with the uses in the area.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. There is a reasonable relationship between the need for the public facilities for which fees
are being imposed and the type of development project.
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There is a reasonable relationship between the amount of the fees being imposed and the
cost of the public facilities attributable to the project. The subject site is adequate in size and
shape to accommodate the proposed uses and integrate them with the uses in the
surrounding area.
9. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
10. The proposed uses are compatible with the uses in the area.
11. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Planning Commission Resomtion No. 3364
PLN2001-66 - 1075 W. Campbell Avenue - Modification to Use Permit - Modular Classroom
Page 3
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. 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 to allow the placement of a new 960 square-foot one-
story classroom at 1075 W. Campbell Avenue. Project approval shall substantially comply
with project plans prepared by Sugimura & Associates Architects, dated February 9, 2001,
except as modified by the Conditions of Approval herein. The applicant shall obtain approval
of additional classrooms in subsequent approvals based upon a further analysis of increased
traffic due to the school's expansion. Applicant shall work with staff and interested
neighborhood representatives to consider ways to improve the traffic circulation for this site.
2. Temporary Approval: Approval of the modular classroom is for a period of 4 years and shall
expire June 20, 2005.
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 three shade trees (24 inch box size) and a turf area north of the
modular classroom buildings.
b. All landscape areas to be irrigated by an automatic sprinkler system.
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: Prior to the issuance of building permits, the existing freestanding
dumpster in the parking lot and any additional trash enclosures necessary to serve the
classrooms shall be relocated to an approved trash enclosure area. The expansion shall
include the construction of a concrete floor or asphalt no less than six inches in depth
surrounded by a minimum six-foot solid wall or fence and having a gate.
Planning Commission Resolution No. 3364
PLN2001-66 - 1075 W. Campbell Avenue - Modification to Use Permit - Modular Classroom
Page 4
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.
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Modification Approval Expiration: The Modification to the Previously-approved Conditional
Use Permit approval (PLN2001-66) for this project is valid for a period of one (1) year from
the Planning Commission approval. The applicant must secure the first building permit
within one year of the Planning Commission's approval.
8. Revised 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.
Prior to the issuance of building permits for the modular building the applicant shall submit a
revised parking layout plan providing an 8 to 10 foot loading and unloading area east of the
modular classroom entrances and the shorting of the parking aisles by 9 feet to the east.
9. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds at all times.
Building Division:
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
14. 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.
Planning Commission Resomtion No. 3364
PLN2001-66 - 1075 W. Campbell Avenue - Modification to Use Permit - Modular Classroom
Page 5
15. 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.
16. 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.
17. 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.
18. 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.
19. 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)
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
21. 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 various fees and
deposits, 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 application is currently $245.00. The plans
shall include the following:
a. Removal of the existing driveway approach on Campbell Avenue at the southwesterly
comer of the property and installation of a new ADA compliant approach.
b. Construction of conforms to existing public and private improvements, as necessary.
22. Traffic Mitigation: Prior to issuance of permits for the current application, the applicant is
required to execute an appropriate agreement, approved by the City Attorney, to assure its
financial participation for construction of a Campbell/Victor traffic signal which is estimated
to be $150,000. A significant portion of the peak hour traffic volume is generated by the
school. The traffic volume will increase with the proposed expansion of the school.
Planning Commission Resolution No. 3364
PLN2001-66 - 1075 W. Campbell Avenue - Modification to Use Permit - Modular Classroom
Page 6
Therefore, a traffic signal may need to be installed in the future when funds are available.
When the traffic signal is constructed, the school will be required to pay its proportionate
share of the cost.
23. ! Ttilltie~' 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.
24. Drainage .qy~tem, Prior to issuance of any building permits, the applicant shall depict the on-
site Drainage System, on their Site Plan.
25. Rtnrm Water Pnlhltinn Preventinn Men~11re~' 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. This may include the installation of fossil filters or other appropriate measures to
improve the quality of surface water runoff.
26. Reqnlrecl 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.
PASSED AND ADOPTED this 26th day of June, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones and Lindstrom
None
Doorley, Hemandez & Lowe
None
ATTEST:
Sharon Fierro, Secretary