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PC Res 3376RESOLUTION NO. 3376 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2001-88) TO ALLOW THE CONVERSION OF A RESIDENTIAL BUILDING TO AN OFFICE/INDUSTRIAL USE, WITH VEHICLE AND EQUIPMENT STORAGE IN THE REAR PORTION OF THE LOT ON PROPERTY LOCATED AT 811 CAMDEN AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. RUSSELL GAMBLE, ON BEHALF OF MR. JOSEPH MARTINA. FILE NO. PLN2001-88. After notification and public heating, 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 PLN2001-88: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of commercial and industrial uses for this area. o The proposed project involves the remodeling and expansion of an existing 1,312 square foot building located on a net lot area of 10,454 square feet. The proposed project would renovate the residential structure, expand the footprint slightly, and convert the residence for office uses. o o The completed project would consist of a 1,490 square foot office building and a 800 square foot storage building, covering 22% of the lot with buildings, 61% covered by paving and 17% covered by landscaping. The project would have a floor area ratio of .22. The proposed project would remodel the main building, construct a new building, and establish a parking area north of the two buildings. The proposed project would retain a majority of the existing building but will add a small 178 square foot addition in front and new storefront windows. The proposed project is surrounded by buildings of mixed architectural styles, with commercial developments to the east and west, a residential structure to the south, and an industrial storage yard to the north. The proposed project is compatible with the surrounding neighborhood. The applicant is providing a total of nine (9) parking spaces for the project, meeting the minimum requirement for a project of this size and use. Planning Commission Resolution No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 2 10. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial/industrial uses. 11. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project 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: 1. The proposed development and use is compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 2. The proposed development is consistent with the City's Zoning Ordinance. 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 4. There is a reasonable relationship between the need for the public facilities for which fees are being imposed and the type of development project. 5. There is a reasonable relationship between the amount of the fees being imposed and the cost of the public facilities attributable to the project. 6. 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 Project Approval: Approval is granted for a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements. The building designs and site design shall Planning Commission Resolution No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 3 o o o o substantially conform to the project exhibits listed below except as may be modified by the Conditions of Approval herein: a. Set of plans submitted by Russell Gamble, Architect, on September 18, 2001, including building elevations and site plan. b. Conceptual landscape plan submitted by Russell Gamble, Architect, on August 28, 2001 c. Color samples submitted by Russell Gamble, Architect, on July 31, 2001. Planned Development Permit Approval: Within one-year from final approval, a building permit must be obtained. Construction must be completed one year thereafter. If either of these time periods is exceeded, the Planned Development Permit shall be void. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. 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). Fences/walls: The existing fencing on the northern and western property lines shall be maintained by the property owner of this site and replaced if necessary. A new sound- attenuating masonry wall shall be constructed along the southern property line per the approved plans. Any other fencing and/or walls proposed for the site shall be reviewed and approved by the Community Development Director. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits. a. All landscaping shall be installed per the approved landscape plan and shall be maintained in good health and replaced if necessary. b. All landscaping shall be installed prior to building occupancy. Outdoor Storage: No outdoor storage is permitted on the property. All materials, trailers, and other equipment must be stored inside the building constructed for this purpose. Company vehicles may be parked in the on-site parking spaces but the spaces shall not be used for permanent storage. Planning Commission Resolution No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 4 On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting. 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. 10. Signage Program: No signage is approved as part of the development application approved herein. The applicant shall submit a sign program indicating all signs for the site and no sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 11. Trash and Recycling Enclosure: The design of the enclosure shall be compatible with the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal Code. Building Division 12. Building Division Submittals - The applicant shall provide a copy of the Conditions of Approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. 13. Permits Requ.ired: A building permit application shall be required for the proposed conversion of the structure from residential use to commercial use. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x 36 in. 16. 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. 17. 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. Planning Commission Resolution No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 5 18. Conversion of Use: This project is subject to all the requirements incumbent on the proposed new occupancy type. Project architect shall review the application for these requirements and demonstrate that the building is in full compliance with these requirements. 19. 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. 20. 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. 21. Water Pollution: 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. 22. 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. 23. 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. 24. Approvals Required: the building permit: a. b. The project requires the following agency approval prior to issuance of West Valley Sanitation District Santa Clara County Fire Department c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) PUBLIC WORKS DEPARTMENT 25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. Planning Commission Resolution No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 6 26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Camden Avenue frontage to accommodate a 30 foot half street from the centerline. 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. 27. 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 $255.00. The plans shall include the following: a. Construction of 2 ADA compliant driveway approaches. b. Construction of curb, gutter, and sidewalk along the property frontage. c. Installation of street trees and irrigation at about 40 feet on center. d. Installation of a street light in accordance with the Street Lighting Policies of the City of Campbell. e. Construction of new pavement across the property frontage to the street centerline. f. Installation of traffic controls, stripes, and signs as appropriate. g. Protection and relocation of utilities as necessary. h. Construction of conforms to existing public and private improvements as necessary. 28. 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. 29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer for determination of the street pavement section. 30. 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. 31. 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 which have been resurfaced within the previous 5 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. Planning Commission Resolution No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 7 32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered 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. 33. 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 which is $2,500 per acre ($585). 34. 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. 35. Site Plan: The developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist.. PASSED AND ADOPTED this 25th day of September, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Hernandez and Lindstrom None Gibbons and Jones None ATTEST: APPROVED: /Sl~aron Fierro, Secretary Mel Lindstrom, Chair