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PC Res 3747 RESOLUTION NO. 3747 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2006-72) TO ALLOW THE ESTABLISHMENT OF A SPORTS MEDICINE FACILITY AND REMODEL OF AN EXISTING INDUSTRIAL OFFICE BUILDING ON PROPRETY OWNED BY MR. BOBBY SARNEVESHT LOCATED AT 221 E. HACIENDA AVENUE IN A C-M (CONTROLLED MANUFACTURING) ZONING DISTRICT. APPLICATION OF MR. BOBBY SARNEVESHT. FILE NO: PLN2006-72. 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 PLN2006-72: 1. The proposed establishment of a medical service use for a sports medicine facility is consistent with the Research and Development General Plan land use designation. 2. The proposed establishment of a medical service use for a sports medicine facility will be compatible with the C-M (Controlled Manufacturing) zoning designation with approval of a Conditional Use Permit. 3. The site plan proposes the fac;ade enhancement and remodel of an existing 12,160 square foot office building with related parking and landscape facilities for a sports medicine facility. 4. The existing 63 parking spaces will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. 5. The project provides 63 off-street parking spaces, where 61 spaces are required. 6. The project consists of a building coverage of 25%, paving coverage of 33%, and landscaping coverage of 42%. 7. The proposed project will have a floor area ratio of 0.24. 8. The proposed project is consistent with other developments and uses in the surrounding area. 9. The proposed massing and design of the building is consistent with other developments in the surrounding area. 10. The hours of operation shall be restricted to 6:00am to 11 :OOpm daily. Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 2 11. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (Existing New Construction or Conversion of Small Structures) and Section 15301, Class 1 (e) (Existing Facilities) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 2. The proposed use is consistent with the General Plan. 3. The proposed site is adequate in terms of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses on the property and in the surrounding area. 4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate. 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property. 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 7. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit (PLN2006-72) to allow the establishment of a sports medicine facility and remodel of an existing industrial office building on property owned by Mr. Bobby Sarnevesht located at 221 E. Hacienda Avenue in a C-M (Controlled Manufacturing) Zoning District. Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility 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: 1. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2006-72) allowing the establishment of a sports medicine facility and remodel of an existing industrial office building located at 221 E. Hacienda Avenue. The project shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: a. Revised project plans prepared by AD Building Designers and stamped as received by the Planning Division on July 26, 2006, including a site plan, floor plan, and elevations. b. Color/material board prepared by AD Building Designers and stamped as received by the Planning Division on June 15, 2006 2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period a building permit must be obtained and construction completed one year thereafter or the use must be established on the property (if no building permit is required). Failure to meet these deadlines will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. In the event complaints are received by the City, the Community Development Director may immediately modify the hours of operation subject to the project being brought back to the Planning Commission for review. 4. Operational Hours: The hours of operation shall be limited to 6:00am to 11 :OOpm daily. 5. Property Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 4 6. Landscaoe Plan: The applicant shall submit four sets of a landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include the following: a. All shrubs shall be a minimum five gallon size plant material and all trees shall be a minimum 15-inch boxed container. b. Planter areas adjacent to driveways or parking areas shall be protected by six- inch concrete curbs or other acceptable barriers. c. Landscaped areas shall be provided with a permanent automatic underground irrigation system. d. Required landscaping shall consist of turf, ground cover, shrubs, trees, and boulders in combination to provide attractive screening of parking lots and other paved area. Required landscaping shall consist of a variety of species and sizes. 7. Outdoor Storaoe: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 8. Parkino and Drivewavs: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. The parking lot shall be re-striped within 60 days from the date of final approval to accommodate the new accessible parking spaces. 9. On-Site Liahtino: Any proposed on-site lighting shall be shielded away from adjacent properties and directed on site. The design, type, lighting intensity, and location of any exterior lighting fixtures shall be reviewed and approved by the Community Development Director prior to issuance of a building permit for such lighting. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. 10. Location of Mechanical Eauipment: No roof-mounted mechanical equipment (Le. air conditioning units, ventilation ducts or vents), shall be added to the existing building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening. 11. SiQns: No signage is permitted as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit as required by Chapter 21.30 (Signs) of the Campbell Municipal Code. Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 5 12. Trash and RecvclinQ Enclosure: The applicant shall submit building permit plans with details regarding the design and location of a new trash and recycling enclosure. All refuse and recycling containers shall be located in an enclosure constructed and consisting of a concrete floor at least six inches in depth, surrounded by a minimum six-foot high masonry wall and having a solid metal gate. The design of the enclosure shall be compatible with the building. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. Building Division: 13. Permits Required: A building permit application shall be required for the proposed change in use from the existing industrial building to a new medical therapy 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 maximum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 16. Plan Preparation: This conversion of use 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. Site parking and path of travel to public sidewalks shall be detailed. 18. Title 24 Enerav 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 Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 6 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 Provisions: 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. 21. Title 24 Accessibilitv- 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 Accessibilitv Hardship Exemption: 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. 23.Approvals Reauired: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department 24. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. COUNTY FIRE DEPARTMENT 25. Reauired Fire Flow: The fire flow for this project is 3000 gpm at 20 psi residual pressure. 26. Sprinkler Svstem: If there is an existing sprinkler system, it shall be modified to provide coverage for the new entry tower. PUBLIC WORKS DEPARTMENT 27. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory proof of ownership. Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 7 28. Riaht of Wav for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to cause additional right of way to be granted in fee for public street purposes along the E. Hacienda Avenue frontage to accommodate 10 feet of right-of-way from curb face to property line. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments, and fully complete the right-of-way process. 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. 29. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, 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 plans shall include the following: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approach and existing traffic signs/posts. d. Installation of City approved street trees, tree wells, and irrigation at 30-feet on center. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of streetlights, conduits, conductors, and related facilities in accordance with the City of Campbell's Street Lighting Policies. h. Installation of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. 30. Additional Street Improvements: Should any new utility main lines or other work required to service the development that affects any street improvements, the City may add conditions to the development/project, at the discretion of the City Engineer, to restore pavement or other street improvements to the satisfaction of the City. Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 8 31. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 32. Maintenance of Landscapina: Owner9s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Threes shall not be pruned in a manner that would not allow the tree to grow to a mature height. 33. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer c1eanout(s) shall be relocated or installed on private property behind the public right-of-way line. 34. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 35. 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. 36. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. Streets which have been resurfaced within the previous five years will require boring and jacking for all new utility installations. 37. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation of abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. E. Hacienda Avenue has not been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 38. 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, currently set at $2,650 per net acre. 39. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water Planning Commission Resolution No. 3747 PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility Page 9 District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. PASSED AND ADOPTED this 22"d day of August, 2006, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons and Roseberry None Rocha None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: ~ ~ ~ Bob Alderete, Chair ATTEST: A.vun-. ~ /Sharon Fierro, Secretary