PC Res 3216RESOLUTION NO. 3216
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION (M 98-17) TO A
PREVIOUSLY-APPROVED CONDITIONAL USE PERMIT (UP 87-02) TO
ALLOW AN ADDITIONAL 41 PARKING SPACES ON PROPERTY
LOCATED AT 251 LLEWELLYN AVENUE IN A PF (PUBLIC
FACILITIES) ZONING DISTRICT. APPLICATION OF EASTFIELD MING
QUONG. FILE NO. M 98-17 ( UP 87-02).
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 M 98-17 (UP 87-02):
1. The project site is located on property shown as Public Facilities Zoning and a Public/Semi-
Public General Plan land use.
2. The existing children's home and public service building is permitted in the P-F (Public
Facilities) Zoning District subject to a Conditional Use Permit.
3. The proposed parking lot expansion is permitted in the P-F (Public Facilities) Zoning District
with approval of a modification to the previously approved Conditional Use Permit.
4. The additional parking spaces address the parking demands of the current uses.
5. The project is compatible and consistent with the surrounding residential uses.
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The proposed parking improvements will incorporate landscaping, fencing and lighting
amenities which minimizing the impact on adjacent residential uses and providing a secure
and safe parking facility.
Based upon the foregoing findings of fact, the Planning Commission concludes that:
1. The proposed use is consistent with the General Plan and Zoning Ordinance.
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 the proposed use, or be detrimental to property and improvements in the
neighborhood or to the general welfare of the City.
3. The proposed site is adequate in size and shape to accommodate the proposed parking
facility.
Planning Commission Resolution No. 3216
M 98-17 (UP 87-02) - 251 Llewellyn Avenue - Eastfield Ming Quong
Page 2
4. The site is adequately served by streets of sufficient capacity to carry the kind and quantity of
traffic associated with the proposed use.
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 Proiect: Approval is granted for a modification to a previous Use Permit (M 98-
17) to allow the expansion of an existing parking area by 41 parking spaces on property
located at 251 Llewellyn Avenue. Project shall substantially comply with the submitted plans
prepared by Stower Associates Architects Inc., dated November 15, 1998, except as modified
herein in the Conditions of Approval.
Modification to Permit Expiration: The approval (M 98-17) for this project is valid for a
period of one year from the Planning Commission approval. All conditions of approval
specified herein must be completed within one year from the date of approval or the Use
Permit shall be void
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Landscaping:
a. Prior to the issuance of grading or electrical permits, the applicant shall submit 4 copies
of the landscaping and irrigation plans for review and approval by the Community
Development Director.
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Prior to the issuance of grading permits, the applicant shall provide a tree protection plan
to be reviewed and approved by the Community Development Director indicating how
existing trees will be retained and protected on site in conjunction with the installation of
the parking lot.
c. The on-site landscaping plan shall indicate the installation of minimum 24 inch boxed
trees, and minimum 5-gallon shrubs.
Lighting Design: Prior to the issuance of electrical permits, the applicant shall submit the
design of the parking lot lighting for review and approval by the Community Development
Director. Parking lot lighting shall be located and designed so that no adverse glare is created
for neighboring residential uses.
Planning Commission Resolution No. 3216
M 98-17 (UP 87-02) -251 Llewellyn Avenue- Eastfield Ming Quong
Page 3
Fencing: The applicant shall replace the existing fence along the property line adjacent to
proposed parking area. Details of the extent of the fencing and fence design shall be reviewed
and approved by the Community Development Director prior to the installation of the
fencing.
Parking and Driveway: Prior to the issuance of grading permits for the project, the applicant
shall comply with Chapter 21.50 of the Campbell Municipal Code, unless modified by the
Conditions of Approval.
7. Building Division Requirements: The applicant shall comply with the following:
A. The applicant shall comply with all Building Code requirements and obtain necessary
permits as determined by the City's Building Division, including disabled person access
and parking requirements of the State Building Code.
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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
9. Private On-Site Fire Service Mains and/or Hydrants: Installations shall conform to National
Fire Protection Association Standard #24, and Fire Department Standard Details and
Specification W-2. It is noted that the applicant intends on relocating existing "fire risers".
Please note that any such action requires plan review and permit issue by this department.
10. Botts Dots Hydrant Markers: Ensure that blue "Botts Dots" hydrant markers are re-installed
in front of existing fire hydrants.
11. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet, 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standard Details
and Specifications A-1.
12. Fire Lane Markings Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
Planning Commission Resolution No. 3216
M 98-17 (UP 87-02) - 251 Llewellyn Avenue -Eastfield Ming Quong
Page 2
13. Parking Along Roadways: The required width of fire access roadways shall not be obstructed
in any manner. Parking shall not be allowed along roadways less than 28 feet in width.
Parking will be allowed along one side of the street for roadways 28-35 feet in width. For
roadways equal to or greater than 36 feet parking will be allowed on both sides of the
roadway. Roadway widths shall be measured face to face of curb. Parking spaces are based
on an 8 foot wide space.
PASSED AND ADOPTED this 12th day of January, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
ATTEST .~
Steve Piasecki, Secretary
Francois, Gibbons, Jones, Keams, Lindstrom, Lowe
None
None
None
APPROVED:
Brad Jones,