PC Res 3263RESOLUTION NO. 3263
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2000-15) TO THE ESTABLISHMENT OF AN ACTIVITY CENTER
PROVIDING JOBS AND JOB TRAINING FOR DEVELOPMENTALLY
DISABLED ADULTS ON PROPERTY LOCATED AT 195 E.
SUNNYOAKS AVENUE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING
DISTRICT. APPLICATION OF MR. RON BEUTLER, ON BEHALF OF
NORCAL VOCATIONAL INC. FILE NO. PLN2000-15.
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 PLN2000-15:
The proposed activity center and living unit is consistent with the industrial land use
designation of the General Plan and the M- 1-S (Light Industrial) zoning designation for the
site with approval of a Use Permit.
2. The proposed use is located within an established industrial neighborhood and is compatible
with the surrounding development and uses.
3. The site is located in reasonable proximity to parks, industrial areas and circulation facilities
necessary to support the proposed use.
4. The proposed activity center hours of 8:30 a.m. to 4:30 p.m. are typical of industrial uses in
the vicinity.
5. The parking and loading facilities of the activity center will adequately address the parking
needs of the subject site and use.
6. The proposed building is of an adequate size and is so improved to accommodate the
requested use.
Based on 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.
Planning Commission Resolution No. 3263
PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue - Norcal Vocational, Inc.
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2. The subject site is adequate in size and shape to accommodate the proposed use.
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 project is compatible with the adjacent land uses and the surrounding
neighborhood.
5. The establishment of an activity center as requested will not create a nuisance due to noise,
litter, vandalism, traffic or other factors;
6. The establishment will not significantly disturb the peace and enjoyment of nearby
residential neighborhood; and
7. The establishment will not significantly increase the demand on city services.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted for a Use Permit (Plan 2000-15) to allow the
establishment of an activity center providing jobs and job training for developmentally
disabled adults and a 552 square foot caretaker's unit in an existing office/warehouse
building on property located at 195 E. Sunnyoaks Avenue. Approval shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval contained herein:
A. Site plan of the proposed center store dated February 13, 2000.
B. Floor plan of the proposed center store dated February 13, 2000.
C. Landscape Plan dated February 13, 2000.
D. Applicant's operational description limiting care to 40 clients and 13 staff members.
E. The caretaker's unit shall be limited to use by an employee of the facility and shall not be
otherwise rented as an apartment unit and shall be limited to 552 square feet in area.
Planning Commission Resolution No. 3263
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2. Hours of operation: The hours of operations shall be limited to 8:00 a.m. to 5:00 p.m.,
Monday - Sunday (7 days a week) unless a conditional use permit is obtained for late night
operational hours beyond those hours.
3. Building Division Requirements: Prior to the issuance of building permits, the applicant shall
comply with all Building Code requirements and obtain necessary permits as determined by
the City's Building Division.
Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical
equipment, i.e. air conditioning units, shall be located on the building without providing
architectural screening of the mechanical equipment from public view. Screening material
and method shall require review and approval by the Community Development Director prior
to the installation of such mechanical equipment.
Signing: The existing non-conforming freestanding sign shall be removed or modified. No
signing is permitted as a part of this approval. Any new signage shall require approval of a
sign permit as required by Chapter 21.53 of the Campbell Municipal Code. No new signing
shall be installed until a sign permit has been approved and granted.
Utilities: All new on-site utilities shall be installed underground per section 20.36.150 of the
Campbell Municipal Code for any remodeled buildings. Applicant shall comply with all plan
submittals, permitting and fee requirements of the serving utility company.
Garbage Collection: Trash containers of a size and quantity necessary to serve the proposed
use shall be located in areas approved by the Fire Department and the Community
Development Director and shall be designed to be architecturally compatible with the
building and use with which it is associated. All trash enclosures are to be constructed at
grade level and have a level area adjacent to the trash enclosure area to service these
containers.
8. Park Impact Fee: Prior to residential occupancy, the applicant shall pay a Park Impact Fee of
$ 5,635 for the caretaker's residential unit.
FIRE DEPARTMENT
9. Acceptability of Site Access and Water Supply: Review of this developmental proposal is
limited to acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to determine
compliance with adopted model codes. Prior to performing any work, the applicant shall
make application to, and receive from, the Building Department all applicable construction
permits.
10. Change in Site Use: As this submittal does not propose any building modification, the fire
department site access and water supply issues are not impacted. However, as the submittal
does propose an apparent change in use, from a general office occupancy to one of "day
care", the following may be applied:
Planning Commission Resolution No. 3263
PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue - Norcal Vocational, Inc.
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A. Fire Alarm System: Provide an approved fire alarm system compliant with the 1998
California Building Code.
B. Exiting: Provide approved exiting compliant with the 1998 California Building Code.
C. Living Area Use: Identify the Purpose of the "living" area located within the building.
Who is to use this area, clients or staff ?
Do
Provide Form 850: Provide a copy of the Form 850 issued by the State of California
Department of Social Services for the purpose of obtaining fire department clearance
prior to occupancy.
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Building Department Approvals: Any proposed construction for this site shall be
submitted to the City of Campbell Building Department for review and approval. This
department (County Fire) will likewise be copied on any such submittal and shall receive
a full and separate review at that time.
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Hazardous Materials Facility Closure: The applicant shall ensure that the hazardous
materials facility closure has been properly completed by the previous occupant. As of
1/19/2000, an application to close the facility has been applied for. No final action has
been determined as of 1/24/2000 by this department (County Fire).
The applicant shall supply a written response to the above-noted comments prior to
occupancy.
BUILDING DIVISION
11. Permits Required: A building permit application shall be required for the proposed change in
use of the structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
12. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
14. Site Plan: A competently prepared site plan shall be submitted and approved prior to
issuance of building permit. The plan shall reflect site drainage and parking and shall address
how access is provided from the public way.
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
Planning Commission Resolution No. 3263
PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue- Norcal Vocational, Inc.
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with U.B.C. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Department.
16. Non-Point Source Pollution Control Program: 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.
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 the Building Department.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
A. Santa Clara County Fire Department
20. Change of Occupancy: Proposed change of occupancy requires full review of all code
requirements required of new proposed use.
PUBLIC WORKS
21. Storm Drain Area Fee: Prior to issuance of any approvals, the applicant shall pay the
required Storm Drain Area fee of $1,043.00.
PASSED AND ADOPTED this 28th day of March, 2000, by the following roll call vote:
AYES: Commissioners:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
None
None
None
APPROVED: (
Elizabeth Gibbons, Chair
ATTEST '
Sharon Fierro, Secretary