CC Resolution 9940
RESOLUTION NO. 9940
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN2001-88) TO ALLOW THE CONVERSION OF A
RESIDENTIAL BUILDING TO AN OFFICE/INDUSTRIAL USE,
WITH VEHICLE AND EQUIPMENT STORAGE IN THE REAR
PORTION OF THE LOT ON PROPERTY LOCATED AT 811
CAMDEN AVENUE IN A PD (PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MR. RUSSELL GAMBLE,
ON BEHALF OF MR. JOSEPH MARTINA. FILE NO. PLN2001-88.
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 City Council did find as follows with
respect to application PLN2001-88:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of commercial and industrial uses for this area.
2. The proposed project involves the remodeling and expansion of an existing 1,312 square foot
building located on a net lot area of 10,454 square feet.
3. The proposed project would renovate the residential structure, expand the footprint slightly,
and convert the residence for office uses.
4. The completed project would consist of a 1,490 square foot office building and a 800 square
foot storage building, covering 22% of the lot with buildings, 61 % covered by paving and
17% covered by landscaping.
5. The project would have a floor area ratio of .22.
6. The proposed project would remodel the main building, construct a new building, and
establish a parking area north of the two buildings.
7. The proposed project would retain a majority of the existing building but will add a small
178 square foot addition in front and new storefront windows.
8. The proposed project is surrounded by buildings of mixed architectural styles, with
commercial developments to the east and west, a residential structure to the south, and an
industrial storage yard to the north. The proposed project is compatible with the surrounding
neighborhood.
9. The applicant is providing a total of nine (9) parking spaces for the project, meeting the
minimum requirement for a project of this size and use.
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City Council Resolution
PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use
Page 2
10. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commerciaVindustrial uses.
11. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed development and use is compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
4. There is a reasonable relationship between the need for the public facilities for which fees are
being imposed and the type of development project.
5. There is a reasonable relationship between the amount of the fees being imposed and the cost
of the public facilities attributable to the project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
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
Plannine Division
1. Proiect Approval: Approval is granted for a Planned Development Permit (PLN2001-88) to
allow the conversion of a residential building to an office/industrial use with equipment
storage and associated site improvements. The building designs and site design shall
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City Council Resolution
PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use
Page 3
substantially conform to the project exhibits listed below except as may be modified by the
Conditions of Approval herein:
a. Set of plans submitted by Russell Gamble, Architect, on September 18, 2001, including
building elevations and site plan.
b. Conceptual landscape plan submitted by Russell Gamble, Architect, on August 28, 2001
c. Color samples submitted by Russell Gamble, Architect, on July 31, 2001.
2. Planned Development Permit Approval: Within one-year from final approval, a building
permit must be obtained. Construction must be completed one year thereafter. If either of
these time periods is exceeded, the Planned Development Permit shall be void.
3. 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.
4. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
5. Fences/walls: The existing fencing on the northern and western property lines shall be
maintained by the property owner of this site and replaced if necessary. A new sound-
attenuating masonry wall shall be constructed along the southern property line per the
approved plans. Any other fencing and/or walls proposed for the site shall be reviewed and
approved by the Community Development Director.
6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of any
building permits.
a. All landscaping shall be installed per the approved landscape plan and shall be
maintained in good health and replaced if necessary.
b. All landscaping shall be installed prior to building occupancy.
7. Outdoor Storage: No outdoor storage is permitted on the property. All materials, trailers,
and other equipment must be stored inside the building constructed for this purpose.
Company vehicles may be parked in the on-site parking spaces but the spaces shall not be
used for permanent storage.
City Council Resolution
PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use
Page 4
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting.
9. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units) shall be located on the roof of building without providing screening of the
mechanical equipment from public view. Screening material and method shall require
review and approval by the Community Development Director prior to installation of such
mechanical equipment screening.
10. Signage Program: No signage is approved as part of the development application approved
herein. The applicant shall submit a sign program indicating all signs for the site and no sign
shall be installed until such application is approved and a permit issued by the Community
Development Director as specified in the Sign Ordinance.
11. Trash and Recycling Enclosure: The design of the enclosure shall be compatible with the
building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal
Code.
Buildine Division
12. Building Division Submittals - The applicant shall provide a copy of the Conditions of
Approval for the project to be printed on the cover sheet(s) of the plans submitted for any
building permits for the project.
13. Permits Required: A building permit application shall be required for the proposed
conversion of the structure from residential use to commercial 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 size of construction plans submitted for building permits shall be 24 in. x
36 in.
16. Plan Preparation: This 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.
City Council Resolution
PLN200 1-88 - 811 Camden Avenue - Planned Development Pennit - Conversion of Use
Page 5
18. Conversion of Use: This project is subject to all the requirements incumbent on the proposed
new occupancy type. Project architect shall review the application for these requirements
and demonstrate that the building is in full compliance with these requirements.
19. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance fonns 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.
20. Special Inspections: When a special inspection is required by D.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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Water Pollution: 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.
22. 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.
23. 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.
24. 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
c. School District:
1. Campbell Union School District (378-3405)
11. Campbell Union High School District (371-0960)
lll. Moreland School District (874-2900)
IV. Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
PUBLIC WORKS DEPARTMENT
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
City Council Resolution
PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use
Page 6
26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the Camden Avenue frontage to accommodate a 30 foot half
street from the centerline. 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.
27. 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
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $255.00. The plans shall include the following:
a. Construction of2 ADA compliant driveway approaches.
b. Construction of curb, gutter, and sidewalk along the property frontage.
c. Installation of street trees and irrigation at about 40 feet on center.
d. Installation of a street light in accordance with the Street Lighting Policies of the City of
Campbell.
e. Construction of new pavement across the property frontage to the street centerline.
f. Installation of traffic controls, stripes, and signs as appropriate.
g. Protection and relocation of utilities as necessary.
h. Construction of conforms to existing public and private improvements as necessary.
28. 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.
29. Soils Report: 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 for
determination of the street pavement section.
30. 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
compames.
31. 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 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.
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City Council Resolution
PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use
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32. Gr::lning ::Inn Or::lin(lgp. PI::In' Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 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.
33. Storm Dr::lin Arp.::l Fpp' Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $2,500 per acre ($585).
34. Storm W13tp.r Polhltion Prpvpntion Mp::l'mre<::' 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.
35. Sitp PI::ln: The developer shall provide a complete and accurate Site Plan in accordance with
the Planning Division's checklist..
PASSED AND ADOPTED this 16th day of
vote:
October
, 200 I, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Furtado, Kennedy, Burr, Watson, Dean
None
None
None
ATTEST:
)0
(/h^-'#U~
Anne Bybee, City Clerk