PC Res 3212RESOLUTION NO. 3212
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (UP
98-12) TO ALLOW THE ESTABLISHMENT OF AN INDOOR
RECREATIONAL FACILITY (INDOOR BASEBALL AND SOFTBALL
INSTRUCTION, BATTING CAGES AND BULL PEN) TO BE LOCATED
IN A 14,000 SQUARE FOOT TENANT SPACE AT THE SAN TOMAS
PLAZA SHOPPING CENTER ON PROPERTY LOCATED AT 150 N. SAN
TOMAS AQUINO ROAD IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. APPLICATION OF HARDTKE WORLD OF
BASEBALL. FILE NO. UP 98-12.
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 UP 98-12:
1. The proposed indoor baseball and softball recreational facility will be established in
conjunction with a retail baseball and softball equipment store within the tenant space.
The proposed indoor baseball and softball recreational facility consisting of baseball and
softball instruction, bull pens, and 6 batting cages, in the proposed 14,000 square foot tenant
space will be located in an existing shopping center within a C-2-S (General Commercial)
zoning district and a commercially designated General Plan area.
3. The proposed indoor baseball and softball recreational facility is permitted in the C-2-S
(General Commercial) zoning district with approval of a Use Permit.
The applicant's proposed operational hours do not exceed the permitted hours of operation
for businesses within the C-2-S zone, and are consistent with the operating hours of
surrounding tenants in the shopping center.
The proposed use with fulfillment of the attached noise mitigation conditions will have
reduced exterior noise exposures at the adjacent residential property line to the north and will
comply with the standards of the City of Campbell Noise Element of the General Plan.
The proposed use is a commercial use and is compatible with other uses within the shopping
center and the surrounding neighborhood, with the implementation of the attached noise
mitigation conditions.
7. The existing parking and circulation will adequately serve the proposed use on site.
8. The proposed additional landscaping will enhance the shopping center site and will provide
shading of parking spaces near the proposed tenant space.
Planning Commission Resolution No. 3212
UP 98-12 - 150 N. San Tomas Aquino Road - Hardtke World of Baseball
Pase 2
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's Zoning Ordinance and General Plan.
The proposed project 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.
3. The proposed site is adequate in size and shape to accommodate the proposed use.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
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 Project: Approval is granted for a Conditional Use Permit to allow the
establishment of an indoor baseball and softball recreational facility, consisting of baseball
and softball instruction, bull pens, and 6 batting cages, in conjunction with a retail baseball
and softball equipment store within a 14,000 square foot tenant space located at 150 N. San
Tomas Aquino Road in the San Tomas Plaza Shopping Center. The tenant space shall
consist of a 3,000 square foot retail baseball and softball equipment store, a 9,000 square foot
indoor baseball and softball recreational facility, and 2,000 square feet of incidental
storage/office areas. Project approval shall substantially comply with project plans prepared
by Kenneth Rodrigues & Partners, Architects, dated as received by the Community
Development Department on November 3, 1998, except as modified by the Conditions of
Approval herein.
Noise Mitigation: Prior to occupancy and operation of the indoor baseball and softball
recreational facility use, the applicant shall be required to implement the following noise
mitigation conditions to ensure compliance with the City's Noise Element of the General
Plan:
Planning Commission Resolution No. 3212
UP 98-12 - 150 N. San Tomas Aquino Road - Hardtke World of Baseball
Page 3
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Install steel insulated double doors at the rear of the building, which access the
exterior of the building on the north elevation of the building. The doors must be
sealed air-tight when closed. Full perimeter gasketing is required. Install a threshold
to ensure a tight seal at the door bottom. Install an astragal with gaskets over the door
gap. Fire doors with smoke seals may be used. These doors should be maintained
closed at all times with the exception of emergencies.
Bo
Install a solid-core wood or steel insulated door with full perimeter gasketing at the
doorway in the separation wall between the batting cages and the storage/restroom
areas. Install a threshold or automatic door bottom. These doors should be
maintained closed when not in use.
Co
Seal the penetrations in the separation wall. Provide a ~A inch gap around all
penetrations and fill the gap with acoustical sealants. Cover the view openings in the
wall with gypsum board and seal air-tight.
Operational Hours: Operational hours of the indoor baseball and softball recreational facility
are permitted as follows:
Monday - Sunday (7 days a week)
6:00 a.m. to 11:00 p.m.
Deliveries: All deliveries to and from the tenant space for the business will be made from the
front entrance of the tenant space facing the interior parking lot of the shopping center. No
deliveries are permitted to be made at the rear of the building or through the rear access doors
on the north elevation of the building.
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:
Replacement of existing oleander standards within the planter island directly in front of
the tenant space in the parking lot with minimum 24-inch box canopy-type trees. Tree
type shall be reviewed and approved by the Community Development Director prior to
issuance of building permits.
Bo
Planting of additional shrubs and flowers within the planter boxes located in front of the
tenant space. Type and size of shrubs and flowers shall be reviewed and approved by the
Community Development Director prior to issuance of building permits.
Planning Commission Resolution No. 3212
UP 98-12 - 150 N. San Tomas Aquino Road - Hardtke World of Baseball
Page 4
Business Operation: The applicant shall operate and maintain this use in a manner which is
not objectionable, offensive or incompatible with surrounding uses. Operation of this use in
violation of the Use Permit or City of Campbell standards, codes and ordinances shall be
grounds for revocation of the Use Permit.
7. Disabled Access: The applicant shall ensure that all restrooms within the tenant space are
compliant with disabled person access requirements.
Building Division: Prior to the issuance of building permits for the project, the applicant shall
comply with all Building Code requirements and obtain necessary permits as determined by
the City's Building Division. Based upon an occupancy most closely resembling a Group B
occupancy, Type VN - Sprinkler construction under 1994 UBC, UPC, UMC and 1993 NEC,
the applicant shall demonstrate provision of the following on plans prior to issuance of
building permits:
A. Provide seismic anchorage details and engineering calculations for racks at the
storefront.
B. Clear walkways are to be open, not to be constructed as corridors. Corridors cannot
be over 20 feet without exits per UBC 1005.5.
C. Provide exit signage and illumination per UBC 1012 and 1013.
D. Separate toilet facilities are required when the number of employees exceeds four (4).
Facilities must be disabled accessible per UBC 2902.3, CAC D-6.3.1.
E. Provide heights of proposed interior walls per UBC 106.3.3.
FIRE DEPARTMENT
9. Review of Plans: 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 apply to the Building Department
for applicable construction permits.
10. Sprinkler Requirements: The applicant shall modify the existing fire sprinkler system as
necessary to accommodate any construction changes proposed. A State of California C-16
licensed fire protection contractor shall submit drawings, hydraulic calculations and
completed permit application and appropriate fees for review and approval prior to beginning
the work.
Planning Commission Resolution No. 3212
UP 98-12 - 150 N. San Tomas Aquino Road -Hardtke World of Baseball
Page 5
11. Fire Department Key Box: Provide an approved Fire Department key box and appropriate
building keys. Installations shall conform with Fire Department Standard Detail and
Specification K-1. Should there already be a Fire Department key box located on this
building, provide.
PASSED AND ADOPTED this 8th day of December, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Kearns, Lindstrom
None
Lowe ~
None
APPROVED:
Brad Jones,~ing Chair
ATTESr~~~,
Steve Piasecki, Secretary