PC Res 3266RESOLUTION NO. 3266
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO ALLOW MODIFICATIONS
TO EXISTING INDUSTRIAL BUILDINGS ON PROPERTIES
LOCATED AT 200-254 HACIENDA AVENUE AND 1315-1357
DELL AVENUES IN A CM/B-80 (CONTROLLED
MANUFACTURING) ZONING DISTRICT. APPLICATION OF
MR. BROCK GRAYSON. FILE NO. PLN2000-25.
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 PLN2000-25
An initial study was prepared for this project which concludes there are no significant
environmental impacts and a Negative Declaration has been prepared for this project.
The proposed building design and site layout are consistent with the industrial land use of
the General Plan and the (CM B-80) Controlled Manufacturing designation for the site.
The proposal achieves the following objectives:
a) Provides attractive architectural elevation of the project buildings.
b) Accommodates driveways and parking circulation to serves the proposed use consistent
with the parking standards of the City.
c) Creates an architecturally pleasing project reflective of the other approved research and
development parks in the community through the introduction of landscaping and
pavement treatments.
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The proposed circulation accommodates the parking and access needs of the proposed
uses.
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The proposed project design addresses the site planning issues of the building placement
and integrates the use with the surrounding neighborhood and uses.
The project site plan indicates that 20 percent of the project will be landscaped.
The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors.
The project will not significantly disturb the peace and enjoyment of nearby residential
neighborhood.
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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 uses 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.
The proposed site layout provides a desirable site layout for a research and development
use in this neighborhood.
The project is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
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. Project Approval: Approval is granted for a Site and Architectural Review Permit (PLN
2000-25) allowing development on property located at 200-250 E. Hacienda Avenue and
1315 - 1357 Dell Ave. consisting of the following:
· A research and development project accommodating 308,070 square feet in seven
existing buildings. Project approval shall substantially comply with project plans
prepared by Brock Grayson, Ware & Malcomb Architects, Inc, dated 3/2/00,consisting
of 17 sheets, except as modified by the Conditions of Approval contained herein.
A four lot subdivision. Map approval shall be consistent with the tentative map
prepared by Kier & Wright, Civil Engineers & Surveyors, dated February 2000
consisting of 2 sheets.
· Project Planning and Phasing dated February 23, 2000 consisting of three pages
prepared by Ware & Malcomb Architects,Inc.
· Exterior parking, landscaping and building exterior improvements shall be completed
within one year of Planning Commission approval on or before April 11,2001.
· Building interior remodels and new occupancies shall comply with the applicant's
project phasing and planning schedule, amendments in this schedule may be
considered by the Community Development Director.
2. Detailed Building Elevations
A. Materials and Colors: The applicant shall work with staff upon the recommendation of
the Architectural Advisor to select specific building colors and materials for the new
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the Community Development Director for review and approval prior to issuance of
building permits.
Architectural Details: The applicant shall submit plans and illustrated brochures indicating
the location and design of architectural features such as light fixtures and parking lot
lighting for approval by the Community Development Director.
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, subject to review by the Community Development Director.
Trash Enclosures: 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
buildings 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.
Landscape/Irrigation Plan: The applicant shall submit four (4) sets of the
landscape/irrigation plan indicating the details of project landscaping. Final plan to be
prepared consistent with the WELS standards and the Tree Preservation Ordinance. The
plan shall include the following:
A) Details of enhanced pavement treatments at entry driveways.
B) Provision of irrigation and planting details for all planting areas.
C) Introducing a minimum 24-inch box trees and 5 gallon shrubs
landscaping concept as well as relocating existing trees on the site.
D) Tree Removal permit if applicable.
as a part of the
Signage Program: No signage is approved as part of the development applications
approved herein. The applicant shall submit a sign program indicating all signs for the site
including building identification, directional and multi-tenant monument signs . No sign
shall be installed until such application is approved and a permit issued by the Community
Development Director as specified in Chapter 21.53. of the Zoning Ordinance (Sign
Ordinance).
Construction Mitigation Measures: The applicant shall implement measures as specified in
the Initial Study including the following:
1. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
2. No pile driving is allowed for construction of the project.
3. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
All stationary noise generating construction equipment, such as air compressors and
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Planning Commission Resolution No. 3266
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portable power generator, will be located as far as practical from the existing residences
and businesses.
5. All active construction areas shall be watered at least twice daily.
6. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
7. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
8. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
9. Enclose, cover, water or apply soil binders to exposed stockpiles.
10. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
Archaeological Monitoring Program: Provide an archaeological monitoring program
prepared by a qualified archaeologist to monitor all subsurface excavation and construction
for review and approval by the Community Development Director prior to the issuance of
building permits.
Garbage Collection and Outdoor Storage Facilties: Trash containers of a size and quantity
necessary to serve new or modified building areas shall be located in areas approved by the
Fire Department. Unless otherwise noted, enclosures, shall consist of a concrete floor
surrounded by a solid wall or fence and have self-closing doors of a size specified by the
Fire Department. All enclosures to be constructed at grade level and have a level area
adjacent to the trash enclosure area to service these containers and to be architecturally
compatible with the building walls. Outdoor storage facilities are prohibited unless
authorized by the City in an architecturally designed enclosure.
Mechanical Equipment: All roof-mounted and ground level mechanical equipment on new
or remodeled structures on site, which are visible from the public right of way, shall be
screened with similar building materials subject to the approval of the Community
Development Director.
Disabled Accessibility: All new and remodeled buildings shall provide disabled access in
accordance with the Uniform Building Code (UBC), and the Uniform Federal Accessibility
Standards (UFAS) and the Federal Americans with Disabilities Act (ADA).
Phasing Plan: Applicant to submit a phasing and parking management plan for review and
approval of the Community Development Director prior to the issuance of building or site
development permits. The phasing and parking management plan shall ensure availability
of project parking and access for existing uses.
C,C & R's: Prior to recordation of the parcel map, applicant to prepare Covenants,
Conditions and Restrictions in association with the map providing for mutual access, and
parking and utility easements and ensuring maintenance of landscaping, parking areas,
architectural continuity and common trash collection facilities. C, C & R's to be reviewed
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and approved by the Community Development Director. It is required that the appearances
of the buildings provide continuity.
FIRE DEPARTMENT REQUIREMENTS
15. Developmental Review: Review of this proposal is limited to 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 or building
standards. Prior to performing any work, the applicant shall apply to the Building
Department for appropriate construction permits.
16.
UBC Compliance: At time of Building permit application, the applicant shall show
compliance with the Uniform Building Code relative to any occupancy or area separation
and exiting requirements.
17.
Fire Sprinklers: The existing building's fire sprinkler system(s) shall be updated as
necessary to accommodate any new proposed designs. Each system, if so modified, shall
have plans submitted to this department for review and approval prior to any such
modification occurring.
18.
Hydrant/Fire Service Water Main System: As the proposed Tentative Map indicates that
property lines will now intersect the existing, on-site fire hydrant and building fire service
water main system, identify to this department in writing and with any such plan revision as
may be necessary, how ownership and maintenance of these facilities will be continued.
19. HazMat Plans: It is required that HazMat Plans be filed with Santa Clara County Fire for
uses on the site.
BUILDING DIVISION REQUIREMENTS
20. Permits Required: A building permit application shall be required for the proposed
changes in use (Industrial). The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
21.
Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit. Plans shall be prepared to reflect all
work associated with tenant improvement for the new proposed use. Code requirements
for new use shall be identified and detailed in plans.
22. Size of Plans: The maximum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
23.
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 Department.
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24.
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
Department.
25.
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
PUBLIC WORKS DEPARTMENT
26 Tentative Parcel Map: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Tentative Parcel Map for review by the City. The current
application processing fee is $2,257.50.
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Parcel Map: Prior to issuance of any building permits for the site, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The current plan check fee
is $1,125.00 plus $25 per parcel.
28.
Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall grant a
Public Sidewalk Easement, as necessary, on private property along Dell Avenue and
Hacienda Avenue frontages. 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.
Easements: Prior to recordation of the Parcel Map, the applicant shall cause Easements to
be recorded for private utilities, private storm drains, reciprocal ingress/egress and other
easements as necessary.
30. Monuments: Prior to recording Parcel Map, all Monuments shown on the record map shall
be set.
31.
Street Improvement: Construction of an ADA compliant sidewalk with pedestrian ramps,
accessible to the public, located within the existing mounded landscaped areas along the
Hacienda and Dell Avenue frontages of the development. The sidewalk and associated
sidewalk lighting, designed and constructed as required by the City Engineer, shall be
maintained and operated in a safe and satisfactory manner by the owners.
32. 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.
33.
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
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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.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel and
reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay any
unpaid Storm Drain Area Fee, which is $2,500 per acre.
Santa Clara Valley Water District (SCVWD): Prior to recordation of the Parcel Map, the
applicant shall obtain clearance from the SCVWD.
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. This includes filing of a Notice of Intent with the Regional
Water Quality Control Board and preparation of a Storm Water Pollution Prevention Plan.
PASSED AND ADOPTED this 11th day of April, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Kearns, Lowe
None
Hernandez, Lindstrom
None
APPROVED~,,.~~ ~ ~~
EliZabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary