PC Res 3305RESOLUTION NO. 3305
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2000-111) TO ALLOW
THE CONSTRUCTION OF A TWO STORY, 10,890 SQUARE
FOOT RESEARCH AND DEVELOPMENT BUILDINGON
PROPERTY LOCATED AT 603 CAMPBELL TECHNOLOGY
PARKWAY IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MS. DONNA WILLIAMSON, ON
BEHALF OF HEUTTIG & SCHROMM.
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 finds as follows
with regard to File No. PLN2000-! 11(PD):
1. The proposed project is located on property with an Industrial land use designation under the
General Plan.
2. The Planned Development Permit to allow a two-story, 10,890 square foot office
development is consistent with the Land Use Element of the General Plan.
3. The proposed office building, as conditioned, is well designed and architecturally compatible
with other developments in the surrounding area and is consistent with the development
standards for commercial uses.
4. The proposed project is compatible with the adjacent industrial and commercial uses.
5. The proposed project will install streetscape improvements along Campbell Technology
Parkway and Westchester Avenue.
6.The removal of the existing eucalyptus trees on-site is necessary as it restricts the economic
enjoyment of the property and creates an unusual hardship for the property owner to develop
the project as proposed.
7. An initial study was prepared for this project and no significant environmental impacts were
found.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
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1. The proposed development and uses clearly will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
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.
5. No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances 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 to construct a two-story, 10,890 square foot office/R&D
building on property located at 603 Campbell Technology Parkway and shall substantially conform
to the project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
A. Site plan and floor plans, elevations prepared by TSH, Architects, dated as submitted on
October 5, 2000.
B. Color/material board and colored elevations submitted by TSH, Architects dated August 3,
2000.
C. Applicant shall provide a wall section detail, depicting windows and reveals, for the review and
approval of the Community Development Director to ensure consistency with the other
buildings in the Campbell Technology Park.
Roof Screen: Prior to issuance of building permits for the tenant improvements for the building,
submit a detailed plan for the roof screen. The roof screen shall be compatible with the overall
design of the building and shall be subject to review and approval by the Community Developmen*
Director. The parapet is to be of a proportionate height so as to be compatible with the overall
design of the Campbell Technology Park.
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
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o
Trash Enclosure: Prior to issuance of Building Permits for the shell building, submit a revised Site
Plan, which reflects a modified location for the trash enclosure. The trash enclosure shall be
compatible with the overall design of the building and shall be subject to review and approval by
the Community Development Director.
Landscaping: Prior to the issuance of building permits for the project, the applicant shall submit
landscaping and irrigation plans for review and approval by the Community Development Director
that incorporates the following:
A. Compliance with the City's Tree Protection Ordinance including obtainment of a tree removal
permit to remove any trees in conjunction with the development of the project and replacement
of trees required in conjunction with the development of the project.
B. Compliance with the City's Water Efficient Landscape Standards (WELS) for the protection of
any trees in conjunction with the development of the project.
C. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells along
Westchester Avenue.
D. Installation of minimum 24oinch box trees, minimum 5-gallon shrubs and groundcover for all
landscaped areas of the proposed building.
5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of the
required landscaping for the project as approved by the Conditions of Approval herein.
6. Outdoor Storage: No outdoor storage is permitted on the property. No construction equipment,
construction vehicles, and/or construction debris shall be parked and/or stored on the property.
7. Americans With Disabilities Act: The applicant shall be required to comply with all Americans
with Disabilities Act requirements.
8. Building Division Requirements: The applicant shall comply with all Building Code requirements
and obtain necessary permits as determined by the City's Building Division.
°
Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090 of the
Campbell Municipal Code and shall be submitted for review and approval by the Community
Development Department. The driveway and related traffic control measures, to prevent use of the
site for cut-through traffic in ways that will not impede the free flow of traffic on Westchester, shall
be reviewed and approved by the Community Development and Public Works Directors prior to
issuance of building permits.
10. 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).
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
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11.
12.
13.
14.
15.
16.
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.
Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of PG&E
utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the
location of the boxes and screening (if the boxes are above ground) for approval by the Planning
Division.
Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of
trash disposal/recycling facilities to the City for review and approval prior to the issuance of
building permits for the project. The design of the trash enclosure shall match the building in terms
of color and finish.
On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site. The applicant shall provide a lighting
and photometric plan indicating the location of all light fixtures on site and on the building prior to
issuance of building permits. All outdoor light fixtures shall use low pressure sodium lamps.
Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A Sign
Permit may be granted upon complete submission of a Sign application and approval by the
Community Development Department, in accordance with the City's Sign Ordinance. No sign shall
be permitted until the application is approved and a permit issued.
Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. 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.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be properly
muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and portable
power generator, will be located as far as practical from the existing residences and businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas
at the construction site.
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
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H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets as
directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways, waterways
or pubic walkways accessed by the public.
BUILDING DIVISION
17. Permits 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.
18. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
in. X 36 in.
20.
Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted with
the building permit application. This report shall be prepared by a licensed civil engineer
specializing in soils mechanics.
21.
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.
22.
Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor
shall be submitted to the project building inspector upon foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils report and the building
pad elevation and on-site retaining wall locations and elevations are prepared according to
approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered civil engineer for the following items:
· pad elevation
· finish floor elevation (first floor)
· foundation comer locations
23.
Title 24 Energy Compliance: 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.
24. 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
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
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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.
25.
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.
26. 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.
27. 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.
28.
Approvals Required:
building permit:
A.
B.
C.
The project requires the following agency approval prior to issuance of the
West Valley Sanitation District
Santa Clara County Fire Department
School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (874-2900)
iv. Cambrian School District (377-2103)
Bay Area Air Quality Management District (Demolitions Only)
CENTRAL FIRE DISTRICT:
29. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000
GPM, or in excess of two stories in height, or 35 feet in height, shall be equipped throughout with
an approved automatic fire sprinkler system. The fire sprinkler system shall be hydraulically
designed per National Fire Protection Association (NFPA) Standard #13, 1994 edition.
30.
Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped
with automatic fire sprinkler systems, but can be no less than 1500 GPM. Therefore, the final
required fire flow is 1500 GPM at 20 psi. residual pressure. This flow shall be taken from any two
fire hydrants, on or near the site so long as they are spaced at a maximum spacing of 250 feet.
31.
Fire Department Key Box Required: Provide an approved fire department key box and appropriate
building keys. Installations shall conform with Fire Department standard Detail and Specification
K-1.
Planning Commission Resolut,on No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
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PUBLIC WORKS DEPARTMENT
32. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide a
current Preliminary Title Report.
33.
Public Service Easement: Prior to recordation of the Parcel Map, the applicant shall grant a Public
Service Easements, as necessary. 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.
34.
Street Improvements: Prior to recordation of the Parcel Map, 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 $245.00. The plans shall
include the following:
Campbell Technology Parkway
· Construction of ADA compliant driveway approach.
· Construction of separated sidewalk from the new driveway to the northerly curb return.
· Construction of a new ADA compliant pedestrian ramp and/or remodeling of existing
pedestrian ramp of the driveway entrance northerly of the new building site, as determined by
the City Engineer.
· Installation of planting and irrigation along the new sidewalk, as necessary.
· Construction of conforms to existing public and private improvements as necessary.
Westchester Drive
· Removal of existing curb, gutter, and AC in the parkway
· Construction of new curb, gutter, 8 foot sidewalk with tree wells, and ADA compliant driveway
approach.
· Installation of two street trees and irrigation.
· Relocation and adjustment of utilities, as necessary.
· Installation of surface treatment or reconstruction of one-half street pavement section as
determined by City Engineer based on field testing of existing pavement.
· Construction of conforms to existing public and private improvements, as necessary.
35. 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.
36.
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 companies.
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
Page 8
37. 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.
38. Grading and Drainage Plan: 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.
39. California Buildling Code: The plans shall comply with the 1998 edition of the California
Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
40. Storm Drain Area Fee: Prior to recordation of the Parcel Map/Final Map, the applicant shall pay
the required Storm Drain Area fee which is $2,500 per acre, unless previously paid.
41. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the Lot Line Adjustment, the applicant shall obtain a
clearance from the SCVWD.
42. 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.
43. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to
recordation of the Lot Line Adjustment and CC&Rs.
44. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Lot Line Adjustment application for approval by the City Engineer. The
current application processing fee is $600.00.
45. Monumentation: Old monumentation shall be in accordance with the requirements of the
Subdivision Map Act and Land Surveyors Act.
46. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and
accurate Site Plan in accordance with the Planning Division's checklist.
Planning Commission Resoluhon No. 3305
PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit
Page 9
PASSED AND ADOPTED this lffh day of October, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Doorley, Gibbons, Lindstrom, Lowe
None
Francois, Hernandez, Jones
None
APPROVED :~4~.~,~ vd
~i2hbo~h- Gibb o n s ,~':~fi~i~ '
ATTEST:
Sharon Fierro, Secretary