PC Res 3374RESOLUTION NO. 3374
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-71) TO A PREVIOUSLY APPROVED USE PERMIT TO
ALLOW THE CONSTRUCTION OF A MEZZANINE ADDITION
TO AN EXISTING CHURCH ON PROPERTY LOCATED AT 109 N.
FIRST STREET IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. EDWARD NAZARADEH, ON
BEHALF OF ST. MARY'S ASSYRIAN CHALDEAN CATHOLIC
CHURCH. FILE NO. PLN2001-71.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-71:
1. The proposed project is consistent with the previous use permit approval and the P- D
(Planned Development) Zoning District.
The proposed mezzanine, as conditioned, is well designed and architecturally compatible
with existing building and other developments in the surrounding area and is consistent with
the development standards for neighborhood.
3. The proposed project is compatible with the adjacent residential and public-semi-public 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.
2. The subject site is adequate in size and shape to accommodate the proposed addition 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.
Planning Commission Resolution No. 3374
PLN2001-71 - 109 N. First Street - Mezzanine Addition - St. Mary's Church
Page 2
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
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 for a Modification to allow the construction of a new
72 square foot mezzanine at 109 N. First Street. Project approval shall substantially comply
with project plans prepared by Legacy Partners, C.D.S., that were received by the Planning
Division on May 30, 2001 and August 3, 2001, except as modified by the Conditions of
Approval herein.
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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
shall address refurbish areas of on-site landscaping that are disrupted by construction.
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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.
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 (PLN 2001-71) to the Previously-
approved Conditional Use Permit approval (UP 95-07) 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.
Planning Commission Resolution No. 3374
PLN2001-71 - 109 N. First Street - Mezzanine Addition - St. Mary' s Church
Page 3
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. Church patron's
parking in City Hall parking areas is not permitted on weekdays during normal business
hours.
7. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds at all times.
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 95-07).
Building Division:
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.
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: The 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.
14. 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.
15. 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.
Planning Commission Resolution No. 3374
PLN2001-71 - 109 N. First Street - Mezzanine Addition - St. Mary' s Church
Page 4
16. 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.
17. 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.
18. 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
19. 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 may be able to satisfy this requirement by installing a fossil filter in the
existing on-site drainage inlet.
PASSED AND ADOPTED this 25th day of September, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hemandez and Lindstrom
None
Gibbons and Jones
None
APPROVED:
~h~aron Fierro, Secretary