PC Res 3187RESOLUTION NO. 3187
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION (M 98-12) TO A
PREVIOUSLY-APPROVED CONDITIONAL USE PERMIT (UP 78-09)
FOR ST. LUCY'S PARISH TO ALLOW THE ADDITION OF A 4,575
SQUARE FOOT ACTIVITY CENTER AND A 780 SQUARE FOOT
OFFICE ADDITION ON PROPERTY LOCATED AT 2350 S.
WINCHESTR BOULEVARD IN A PF (PUBLIC FACILITIES) ZONING
DISTRICT. APPLICATION OF ST. LUCY'S PARISH. FILE NO. M 98-12
(UP 78-09).
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 M 98-12 (UP 78-09):
1. The activity center building will accommodate uses including small group discussion, instruction,
parish meetings and small social gatherings.
2. The office addition will accommodate additional office space for the parish offices within the
rectory building.
o
The proposed project will accommodate uses which are ancillary to the primary uses of the site as a
church and school and is, therefore, consistent with the P-F (Public Facilities) zoning designation
for the property.
4. The proposed project is not anticipated to intensify the primary uses of the site as a church and
school.
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The meetings to be held in the proposed activity center will occur primarily after regular parish
school hours, or on weekday evenings, and occasionally, on Saturday mornings and/or after Sunday
masses, and will end at 9 p.m.
6. The proposed project will comply with all other conditions of approval as required under the
previously-approved Use Permit (UP 78-9), except as herein modified by this application.
7. The proposed project is well designed and is architecturally compatible with the existing buildings
on site and the surrounding neighborhood and uses.
8. The proposed project will provide 13% landscape coverage of the net site area which exceeds the
minimum landscaping requirements of the P-F zoning district.
9. The proposed improvement of landscaping along the frontage of the parish will create a visually
attractive streetscape along S. Winchester Blvd.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 2
10. An initial study was prepared for this project and no significant environmental impacts were found.
11. The proposed number of parking spaces for the project site exceeds the required number of parking
spaces, and the proposed project is not anticipated to create additional parking demand than
currently exists on site.
12. The project site will require that the lot line be adjusted so that no structures on the property are
divided by property lines.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed project is consistent with the City's General Plan and Zoning Ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
3. The project site is adequate in size and shape to accommodate the proposed development, and is
compatible with the surrounding neighborhood and uses.
4. The project site is adequately served by streets of sufficient capacity to carry the kind and quantity
of traffic such uses would generate.
The establishment, maintenance or operation of the use applied for will not be detrimental to the
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.
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.
7. 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 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:
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Modification (M 98-12) to a previously-approved Use
Permit (UP 78-9) to allow the development of a new 4,575 square foot activity center building and
the addition of 780 square feet of office space to the existing rectory building at St. Lucy Parish
located at 2350 S. Winchester Blvd. Project approval shall substantially comply with the following
submitted plans and letter, except as modified by the Conditions of Approval herein:
a. Site plan prepared by E. Jack Christensen, Architect, dated as revised on August 19, 1998.
b. Topographic survey prepared by Creegan & D'Angelo Civil Engineers and submitted by E.
Jack Christensen, Architect, dated as revised on August 19, 1998.
c. Elevations and floor plans prepared by E. Jack Christensen, Architect, dated as revised on
September 15, 1998.
d. Letter of description submitted by Russell Paige of St. Lucy Parish dated August 12, 1998.
e. Color/material sheet and colored elevations submitted by E. Jack Christensen, Architect.
Landscaping: Prior to issuance of building permits, the applicant shall submit landscaping and
irrigation plans for review and approval by the Community Development Director that incorporates
the following:
a. Extension of the planter area in front of the rectory building southward behind the sidewalk
along S. Winchester Blvd.
b. Addition of minimum 5-gallon shrubs and 24-inch box trees within the planter areas behind the
sidewalks both in front of the rectory building and the Kennelly Hall Gym facing S. Winchester
Blvd. Tree type shall match existing trees along S. Winchester Blvd. in front of the parish and
shall be determined by the Community Development Director.
c. Addition of trees, shrubs and ground cover around the new activity center building.
d. Compliance with the City's Water Efficient Landscape Guidelines (WELS) which requires
replacement of any tree(s) to be removed and submission of a tree protection plan for any trees
to be protected during construction of the project.
e. Addition of minimum 5-gallon shrubs around the fencing constructed to screen the air
conditioning units which were installed along the south elevation of the Kennelly Hall Gym.
3. Property Maintenance: The property is to be maintained free of any combustible trash, debris and
weeds until the time that actual construction commences.
Roof-mounted Mechanical Equipment: No new and/or replaced roof-mounted mechanical
equipment, i.e. air conditioning units, shall be located on the roof of the activity center building
and/or the rectory building without providing screening of the mechanical equipment from public
view, to be reviewed and approved by the Community Development Director.
5. Parking and Driveway: All parking and driveway areas shall be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) -2350 S. Winchester Boulevard- St. Lucy's Parish
Page 4
6. 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.
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Lot Line Adjustment: Prior to the issuance of building permits for this project, the applicant shall
obtain approval of a lot line adjustment to move any property line(s) on the property so that no
structures on the property are divided by property lines.
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Approval Expiration: The proposed use shall be in operation and all conditions of approval
specified herein must be completed within one year from the date of approval or the Modification
approval shall be void.
Compliance with previously-approved Use Permit: The applicant shall be required to comply with
all conditions of approval of the previously-approved Use Permit (UP 78-9), unless superceded or
modified by the Conditions of Approval for M 98-12.
10. 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.
11. Business Operation: The applicant shall operate and maintain this use in a manner which is not
objectionable, offensive or incompatible with the surrounding uses and/or neighborhood.
Operation of this use in violation of the Modification approval or City of Campbell standards,
codes and ordinances shall be grounds for revocation of the Use Permit.
12. Building Division Requirements: The applicant shall comply with all Building Code requirements
and obtain necessary permits as determined by the City's Building Division.
CENTRAL FIRE DISTRICT:
13. Development Review: Review of this Developmental 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 apply to the Building Department for applicable
construction permits.
PUBLIC WORKS DEPARTMENT:
14. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard- St. Lucy's Parish
Page 5
15. Right-of-Way for Public Street Purposes: Prior to the issuance of any grading or building permits
for the site, the applicant shall grant additional Right-of-Way for Public Street Purposes or a public
service easement along Industrial Street frontage to accommodate a standard 30 foot right-of-way
from the centerline of Industrial Street. Applicant shall prepare and submit to the City for review
all documents necessary to record dedication.
16. Street Improvements: Prior to issuance of any grading, drainage or building permits for the site,
the applicant shall cause plans for public Street Improvements to be prepared by a registered civil
engineer, pay fees, execute a street improvement agreement, post security and provide insurance
necessary to obtain an encroachment permit for construction of the improvements, as required by
the City Engineer. The plans shall include the following:
Industrial Street
· Removal of existing temporary asphalt concrete driveway approach on Industrial Street.
· Construction of new City standard (ADA compliant) commercial driveway approach.
· Construction of curb, gutter, sidewalk, and pavement along the existing cul-de-sac to the
church's easterly property line and where the AC driveway approach will be removed, as
necessary.
· Installation of street trees and irrigation at 40 feet on center at back of existing walk
· Installation of all proposed new water meters and new sewer cleanouts on private property
behind the property line.
17. 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. The applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility company.
18.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the encroachment permit must be completed and accepted by the City
and the applicant must provide a one-year Maintenance Security in an amount of 25% of the
Faithful Performance Bond.
19. Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits for the
site, the applicant shall provide a preliminary grading and drainage plan that demonstrates the
existing drainage facility will function appropriately with the proposed new construction.
20. National Pollution Discharge Elimination System: Prior to issuance of any grading or building
permits, the applicant shall cOmply with the NPDES and Title 14 of the Municipal Code
concerning storm water pollution control.
The applicant shall comply with 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.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09)- 2350 S. Winchester Boulevard- St. Lucy's Parish
Page 6
21. Site Plan: Prior to issuance of any grading or building permits for the site, the applicant shall
submit a complete and accurate Site Plan including the following:
a) Distance from (monumented) centerline of Industrial to the existing property line (24') and
show requested P.S.E. (6')
b) Recorded or proposed easements/dedications: Plot public storm drain easement and Item 3 of
preliminary title report.
PASSED AND ADOPTED this 13th day of October, 1998, by the following roll call vote:
AYE S:
NOES:
ABSENT:
ABSTAIN:
ATTEST'
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Keams, Lindstrom, Meyer-Kennedy
None
Lowe ~~
None
APPROVED:
~3r/td Jo~ing Chair
Steve Piasecki, Secretary