PC Res 3278RESOLUTION NO. 3278
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF APPROVING A CONDITIONAL USE
PERMIT (PLN2000-42) TO ALLOW THE CONVERSION OF
EXISTING WAREHOUSE SPACE INTO OFFICE USE ON
PROPERTY LOCATED AT 496 SALMAR AVENUE IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. ALAN AERTS. FILE NO. PLN2000-
42.
After notification and public hearing, 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 PLN2000-42.
The proposed addition of office use is consistent with the Commercial / Professional Office /
High Density Residential land use designation of the General Plan and the PD (Planned
Development) zoning designation for the site with approval of a Use Permit.
2. The expansion of existing warehouse and proposed office use is compatible with the
surrounding industrial/commercial businesses within the neighborhood.
3. The proposed uses will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The expansion of office and warehouse use and the new fagade and landscaping 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.
The subject site is adequate in size and shape to accommodate the proposed use, wall,
parking and loading facilities and other development features required in order to integrate
said use with uses in the surrounding area.
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.
Planning Commission Resolution No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 2
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
Califomia that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Use Permit (PLN2000-42) to allow additional
office and storage space located in an existing building at 496 Salmar Avenue. Uses allowed
in this building shall be limited to low traffic generating businesses that meet the shared
parking arrangement as approved herein, as determined by the Community Development
Director. 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 dated 3/24/2000 and received by the City of Campbell Planning Division on
3/27/2000.
b. Applicant's letter of request dated March 28, 2000
Trash Disposal/Recycling: The applicant shall provide details regarding the design and
location of a new trash disposal/recycling facility necessary to serve the business. Plans shall
be reviewed and approved by the City and the Fire Department prior to the issuance of
building permits for the project. The design of the trash enclosure shall consist of a concrete
floor surrounded by a solid wall and have self-closing doors of a size specified by the Fire
Department and shall match the building in terms of color and finish. All refuse, including
cardboard boxes, shall be contained within a trash enclosure.
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Architectural Details: The applicant must submit architectural details for approval by the
Director of Community Development prior to issuance of Building Permits. Architectural
details shall be submitted for:
a. Decorative trim and cornice work
b. Awning materials and colors
c. Building materials and colors
d. Roof-top mechanical equipment screening (all equipment shall be screened)
4. Signs: Applicant to submit a sign application for all new signage prior to installation, and is
subject to review and approval by the Community Development Department.
5. Second Floor Storage: The 1820 square foot space above the warehouse area shall not be
used for any use other than storage space.
Planning Commission Resolution No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 3
6. Noise Impacts on Nearby Residential Areas: The proposed use of this property shall not
make noise audible from the nearby residential uses.
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Permit Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
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 under the direction
of a licensed Architect or Engineer, and a minimum of 2 sets shall be wet stamped and
signed. Plans shall fully describe the scope of tenant improvements planned. Site plan shall
be included which shows parking and access to the public way.
9. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
10. 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.
11. Pollution Control: 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.
12. 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.
13. 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.
14. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
15. 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 Reso,ation No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 4
16. 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 public improvements, as required by the
City Engineer. The plans shall include the following:
a. Remove existing AC pavement as necessary
b. Construct a full driveway that complies with the Americans with Disabilities Act (ADA)
including an approach for ingress and egress to the westerly parking area
c. Construct eight foot attached sidewalk
d. Construct tree wells; and install street trees and irrigation system along the property frontage.
17. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of an ADA compliant driveway approach at the
easterly entrance of the applicant's property.
18. 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.
19. 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.
FIRE DEPARTMENT
20. Plan Review Required: Review of this development 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, all applicable construction permits from the Building Department.
21. Emergency Gate/Access Gate Requirements: An approved access gate serving the recorded
ingress/egress easement, shall be provided and maintained. When open, gates shall not
obstruct any portion of the required access roadway or driveway width. The gate/opening
shall provide a minimum clear width of 15 feet. If provided, all locks shall be fire
department approved. Installations shall conform to Fire Department Standard Details and
Specifications G-1. Contact the fire prevention division secretary at 408-378-4010 for
information.
Planning Commission Resolution No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 5
22. 1007 ! Il:lC. At time of building permit application, the applicant shall show compliance with
the 1997 Uniform Building Code relative to exiting and any occupancy or area separation as
may be necessary.
PASSED AND ADOPTED this 9th day of May, 2000, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners: None
ABSENT: Commissioners: Lowe
ABSTAIN: Commissioners: None
ATTEST:
Sharon Fierro, Secretary
Francois, Gibbons, Hemandez, Jones, Keams, Lindstrom
-Elizabeth Gibbons, Chair