PC Res 3759
RESOLUTION NO. 3759
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2006-49) TO ALLOW THE CONSTRUCTION
OF A NEW REPAIR BUILDING FOR CENTRAL VALLEY MARINE
ON PROPERTY OWNED BY MR. JOSEPH L. TOWNSEND
LOCATED AT 150 E. SUNNYOAKS AVENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF CENTRAL
VALLEY MARINE. FILE NO: PLN2006-49.
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 PLN2006-49:
1. The proposed construction of a new repair building for Central Valley Marine is
consistent with the Light Industrial General Plan land use designation.
2. The proposed construction of a repair building will be compatible with the M-1-S
(Light Industrial) zoning designation with approval of a Site and Architectural Review
Permit.
3. The site plan proposes a new repair building of 4,380 square feet.
4. The project provides 47 off-street parking spaces, where 47 spaces are required.
5. The project consists of a building coverage of 15.7%, paving coverage of 82%, and
landscaping coverage of 2.3%.
6. The proposed project will have a floor area ratio of 0.18.
7. The proposed project is consistent with other developments and uses in the
surrounding area.
8. The proposed massing and design of the building is consistent with other
developments in the surrounding area.
9. The hours of operation shall be restricted to 6:00 am to 11 :00 pm daily.
10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3
(Existing New Construction of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission Resolution No. 3759
PLN2006-49 - 150 E. Sunnyoaks Avenue - Site and Architectural Review Permit
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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.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Planned Development Permit (PLN2006-49) to allow the construction of a new
repair building for Central Valley Marine on property owned by Mr. Joseph T. Townsend
located at 150 E. Sunnyoaks Avenue in an M-1-S (Light Industrial) Zoning District.
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.
Planning Commission Resolution No. 3759
PLN2006-49 - 150 E. Sunnyoaks Avenue - Site and Architectural Review Permit
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2006-49) allowing the construction of a new repair building for Central Valley
Marine located at 150 E. Sunnyoaks 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 VITAE as received by the Planning Division
on July 25,2006, including a site plan, floor plan, and elevations.
b. Color/material board prepared by VITAE as received by the Planning Division on
July 25, 2006
2. Site and Architectural Aooroval Exoiration: The Site and Architectural 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 Site and Architectural Review
Permit being void.
3. Ooerational Hours: The hours of operation shall be limited to 6:00am to 11 :OOpm
daily.
4. Prooertv 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.
5. 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.
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6. Outdoor StoraQe: No outdoor storage is permitted on the subject property in the
front parking area. No equipment, materials or business vehicles or boats shall be
parked and/or stored outside the building within the front parking lot beyond normal
business hours.
7. Parkina 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.
8. On-Site Liahtina: 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.
9. Location of Mechanical Eauipment: No roof-mounted mechanical equipment (i.e. 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.
10. Sians: 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.
11. Skvliahts: The applicant shall submit building permit plans with details for the
provision of approximately 6 skylights in the proposed building for the review and
approval of the Community Development Director.
Building Division:
12. Permits Reauired: 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.
13. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14.Size of Plans: The maximum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
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PLN2006-49 - 150 E. Sunnyoaks Avenue - Site and Architectural Review Permit
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15. 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.
16. 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.
17. Title 24 Eneray Comoliance: 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.
18. 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.
19. 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.
20. 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.
21. Title 24 Accessibility Hardshio Exemotion: 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.
22. Approvals Required: 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
23. 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
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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
24. Required Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual
pressure. As an automatic fire sprinkler system will be installed, the fire flow has
been reduced by 50 percent establishing a required adiusted fire flow of 1500 gpm
(plus sprinkler system demand) at 20 psi residual pressure. Applicant plans to
install a voluntary sprinkler system per comments on sheet AO.01.
A State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit applicant and appropriate fees to the department
for review and approval prior to beginning their work.
25. Fire Aooaratus (Enaine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches. Installations shall conform to Fire Department
Standard Details and Specifications sheet A-1.
26. Fire Deoartment (Enqine) Roadwav Turn-around Required: Provide an approved
fire department engine roadway turnaround with a minimum radius of 36 feet
outside and 23 feet inside. Revise drawings to show turn around which complies
with standard specification A-1.
27. On-Site Private Fire Service Mains and/or Hydrants: Installation of private fire
service mains and/or fire hydrants shall conform to National Fire Protection
Association (NFPA) Standard #24, and Fire Department Standard Details and
Specification W-2. If the supply piping is "combined" (sprinkler system and
hydrants), a U.L. approved 4-way FDC shall be provided. A separate installation
permit from the fire department is required.
28. Public Fire HydrantCs) Required: Provide one public fire hydrant at location to be
determined by the Fire Department. Hydrant shall have a minimum single flow of
1500 gpm at 20 psi residual pressure, with spacing not to exceed 250 feet. Prior to
applying for building permit, provide civil drawings reflecting all fire hydrants serving
the site. Install new public hydrant at east property line.
29. New Commercial Buildinas: All new commercial buildings shall comply with
standard specification SI-7 for construction site safety.
30. Timina of Required Water Suooly Installations: Installations of required fire
service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department,
prior to the start of framing or delivery of bulk combustible materials. Building
Planning Commission Resolution No. 3759
PLN2006-49 - 150 E. Sunnyoaks Avenue - Site and Architectural Review Permit
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permit issuance may be withheld until required installations are completed, tested
and accepted.
31. Fire Hvdrant Location Identifier: Prior to project final inspection, the general
contractor shall ensure than an approved ("Blue Dot") fire hydrant location identifier
has been placed in the roadway, as directed by the fire department.
32. Emeraency Gate/Access Gate Requirements: Gate installations shall conform to
Fire Department Standard Details and Specification G-1 and, when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks, if provided, shall be fire department approved prior to
installation.
33. Fire Department Key Box Required: The building shall be equipped with a
permanently installed emergency access key lock box (Knox), conforming to Fire
Department Standard Detail and Specification sheet K-1. At time of final inspection,
access keys shall be provided to the fire department.
34. Premises Identification: Approved numbers or addresses shall be placed on all
new and existing buildings in such a position as to be plainly visible and legible from
the street or road fronting the property. Numbers shall contrast with their
background.
PUBLIC WORKS DEPARTMENT
35. Preliminarv Title Reoort: The applicant shall provide a current (within the past 6
months) Preliminary Title Report.
36. Street Improvements: Prior to issuance of any grading/building permits, 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, fire
hydrants, etc. outside of sidewalk area. No utility boxes, covers, poles, fire
hydrants, etc. will be allowed in the sidewalk area.
c. Removal of existing driveway approach, cobblestone sidewalk, curb and gutter.
d. Installation of City approved street trees and irrigation at 30 feet on center.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
f. Installation of traffic control, stripes and signs as necessary.
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PLN2006-49 - 150 E. Sunnyoaks Ayenue - Site and Architectural Review Permit
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g. Construction of conforms to existing public and private improvements, as
necessary.
37.Additional Street Improvements: Should any new utility main lines or other work
required to service the development affects any public improvements, the City may
add conditions to the development/project, at the discretion of the City Engineer, to
restore pavement or other affected public improvements to the satisfaction of the
City.
38. Utility Encroachment Permits: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water and all other utility work.
39. Soils Reoort: 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.
40. Occupancy: 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.
41.Maintenance of Landscapina: Owner(s), 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. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
42. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
43. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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.
44. 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. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
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PLN2006-49 - 150 E. Sunnyoaks Avenue - Site and Architectural Review Permit
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45. 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 or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. E. Sunnyoaks 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.
46. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall
pay the required Storm Drain Area fee, currently set at $2,650.00 per net acre, which
is $3,763.00.
47. Gradina and Drainaae Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-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.
48. Gradina & Drainaae Plan Review Fee: Prior to issuance of any grading or building
permits for the site, the applicant shall pay the required Grading & Drainage Plan
Review fee of $1,200.00.
49. 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 District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. 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.
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PLN2006-49 - 150 E. Sunnyoaks Ayenue - Site and Architectural Review Permit
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a. Upon submission of the preliminary site/grading plans, the applicant shall
calculate and submit to the City the amount of impervious surface created by the
development including the types of stormwater controls to be used.
b. Prior to issuance of grading or building permits the applicant's designer or
engineer shall submit the required certification indicating that sizing, selection,
and design of treatment BMP's for the project site has been completed to meet
the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision
C.3.
c. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
Prior to occupancy, the applicant shall provide security for the operation and
maintenance of stormwater pollution prevention measures installed or provided as a
part of this project. Prior to issuance of any grading or building permits, the applicant
shall sign the "Covenants for the Operation and Maintenance of Stormwater
Facilities" and submit a Stormwater Management Plan.
50. State General Construction Activity Permit: Prior to issuance of any grading or
building permits, the applicant shall comply with the State General Construction
Activity Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP.
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PLN2006-49 - 150 E. Sunnyoaks Avenue - Site and Architectural Review Permit
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PASSED AND ADOPTED this 10th day of October, 2006, by the following roll call vote:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
None
None
None
AYES:
Commissioners:
APPROVED~o..<--- ~
Bob Alderete, Chair
ATTEST:~ ft~o~
Sharon Fierro, Secretary