PC Res 3071RESOLUTION NO. 3071
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL GRANTING
A SITE AND ARCHITECTURAL APPROVAL TO ALLOW
THE CONSTRUCTION OF A 95,000 SQUARE FOOT,
THREE-STORY MINI-STORAGE FACILITY WITH A 1,000
SQUARE FOOT ON-SITE MANAGER'S LIVING UNIT ON
PROPERTY LOCATED AT 50 - 110 CURTNER AVENUE
IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPLICATION OF PACIFIC STATES CAPITAL
CORPORATION. FILE NO. S 96-16
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 S 96-16:
The proposed mini-storage facility is a permitted use for the site and is consistent
with the M-1-S (Light Industrial) zoning designation and Industrial General Plan
land use designation for the site.
The proposed project is of an appropriate scale and design and is compatible with
the existing surrounding uses.
The provision of 16 total on-site parking spaces adequately meets the needs of the
proposed project based upon the parking analysis submitted by the applicant and
contained in the attached report.
The proposed project site is of adequate size to develop the proposed mini-storage
facility.
The proposed project is anticipated to generate 98 vehicle trips during the average
weekday and will not impact existing transportation facilities that serve the area.
The proposed mini-storage facility is a clean and quiet operation that will integrate
well with the existing surrounding uses.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
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 the property and improvements in the neighborhood or to the general
welfare of the City.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 2
The proposed project will aid in the harmonious development of the surrounding
environment.
The proposed use is compatible with the surrounding uses in the area, subject to
the Conditions of Approval.
The proposed site is adequately served by streets of sufficient capacity, subject to
the proposed public street improvements required by the Public Works
Department, to carry the kind and quantity of traffic the proposed use would
generate.
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The conditions of approval are roughly proportional and reasonably related in
nature and extent to the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions is in accordance with the ordinance of the City of
Campbell and the State of California. 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:
Approved Plans: Approval is granted for a Site and Architectural Review Permit
to allow a three-story, 94,000 square foot mini-storage facility to include
approximately 750 storage units, a 1,200 square foot office and a maximum 1,000
square foot on-site manager's living unit for security purposes on properties
located at 50, 98 and 110 Curtner Avenue. Project approval shall substantially
comply with plans and material color board as submitted by the applicant, except
as modified by the conditions of approval herein.
Development Schedule: Applicant shall begin construction within one (1) year of
final approval of this application.
Building Design: Approval of the building design is granted as represented on the
elevations submitted by the applicant. Modifications to the conceptual floor plans
shall not affect exterior changes to the approved building design.
Landscaping: Applicant shall revise the conceptual landscaping plans to
incorporate the following:
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 3
Replacement of the twelve (12) 36" box Ornamental Pear trees proposed at
the rear of the site with 36" box evergreen trees of a type which can provide
more substantial screening for the adjacent residential properties. The type of
tree selected shall be reviewed and require approval by the Community
Development Director.
Installation of six (6) 36" box street trees within the front yard setback to
provide shading over the new sidewalk to be constructed along Curtner
Avenue. The type of trees selected shall be reviewed and require approval by
the Community Development Director.
Standard Street Improvements: Prior to issuance of any building permits for the
site, the applicant shall prepare plans, pay fees, sign an agreement, post securities,
and provide insurance to obtain an encroachment permit to construct public street
improvements on Curtner Avenue, as required by the City Engineer. All
construction shall be in accordance with the City of Campbell's Standard
Specifications and Details. Public Street Improvement plans shall be prepared by
a registered Civil Engineer licensed in the State of California, and shall include the
following:
a. Driveway approaches: Removal of the existing curb, gutter and sidewalk as
needed to construct two new driveway approaches.
Sidewalk: Construction of new sidewalk along parcels 31 and 32 to conform
with the existing sidewalk along parcel 30. Repair existing sidewalk as
determined by the City Engineer.
c. Street Trees: Installation of street trees behind sidewalk at 40 feet on center,
including irrigation facilities.
d. Street Lights: Installation of street lights, as needed, to conform to the city of
Campbell's Street Lighting Policy.
Traffic Control Improvements: Removal of existing traffic striping, slurry
sealing of pavement, and installation of new traffic striping and related traffic
control improvements, as needed, to create two travel lanes and a continuous
left turn lane (no parking) from about 150 feet north of the northerly property
line thence southerly to Camden.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 4
f. Transition Improvements: Removal and replacement of about 70 feet of curb
and gutter northerly of the northern property line as needed to construct a
transition from a 20 foot off-set from centerline to a 30 foot off-set.
Transition shall commence at the northerly property line of Parcel 32 and
terminate approximately at the southerly end of the existing concrete
driveway approach for APN 414-01-033.
g. Utilities Boxes: Relocation of all utility boxes to back of walk.
h. Water Meter & Sewer Clean Out: Relocation of existing placement of new
water meters and sewer clean outs behind the property line.
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Grading and Drainage Plans: Prior to issuance of any building permits for the site,
the applicant shall conduct hydrology studies, as necessary, prepare grading and
drainage plans, and pay fees required to obtain necessary grading permits from the
Building Division. All storm runoff shall be collected on site and conveyed under
the sidewalk to the street gutter. The drainage study shall be based upon a 1 O-year
frequency storm.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drainage area fee of $2,500 per acre for
assessor's parcels 30 and 31.
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Tentative Parcel Map: Applicant shall submit a tentative parcel map, for approval
by the City, to merge assessor's parcels 30, 31 and 32 into one parcel. Prior to
issuance of any building permits for the site, the applicant shall prepare and submit
a final parcel map for approval by the City Engineer and recordation. A current
preliminary title report must be provided. Monumentation security must be
provided guaranteeing the cost of setting all monuments, as shown on the map. The
current fee for the tentative parcel may is $2,150 and the current final parcel map
fee is $1,085 ($1,060 plus $25 per parcel created).
Right-of-way: Prior to issuance of any building permits for the site, the applicant
shall submit an application for the City to vacate excess public street fight-of-way,
as needed, to create 60' of public right-of-way adjacent to assessor's parcel 30.
Dedication to provide 60'of public fight-of-way adjacent to assessor's parcels 30,
31 and 32 is required. Based on the information provided by the applicant, 60' of
right-of-way exists adjacent to assessor's parcels 31 and 32. The current fee is
$550. Applicant shall prepare all documents necessary for vacation purposes.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 5
10.
Completion of Public Street Improvements: Prior to issuance of occupancy for the
site, all public street improvements, as required by the encroachment permit, must
be completed and accepted by the City Engineer and the applicant must provide the
one-year maintenance security.
11.
Underground Utilities: All new on-site utilities shall be installed underground per
Section 20.36.150 of the Campbell Municipal Code. The existing power poles in
the public right-of-way adjacent to the site shall be removed and the distribution
and service facilities shall be placed underground. Applicant shall comply with all
plan submittals permitting, and fee requirements for the serving utility company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the
City Engineer for installation of all utilities. The plan shall minimize the damage to
all public facilities, including utilities off site serving this site, and on-site ,
consistent with the codes.
12.
Storm Water Management: Comply with California Storm Water Best
Management Practices Handbook, prepared by Storm Water Quality Task Force,
Santa Clara Valley Water District.
13.
Building Division Requirements: Applicant shall comply with all Building Code
requirements, obtain necessary permits as determined by the Building Division and
additionally comply with the following:
For S-l/R-3 Occupancies, Type II-N Construction, the basic total allowable
square footage = 67,000 square feet, given a maximum of 33,600 square feet
per floor (UBC 505.3,504.2).
b. A maximum of two (2) stories is allowed, unless the building is sprinklered.
If the building is sprinklered, one (1) additional story may be allowed.
Automatic sprinklers are required when there is less than 20 sq. it. of
openings in 50 linear feet of exterior wall. (Note: If less than 20 sq. ft. of
openings, area and height increases might not be allowed in addition to
satisfaction of this requirement). UBC 904.2.2.
d. One (1) hour fire resistive construction required if exterior if exterior wall is
less than twenty (20) feet from (assumed) property line. UBC T-3B.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 6
14.
e. One (1) hour occupancy separation required between walls, floor and ceiling
of R-3 and all parts of S-1 occupancy. UBC T-3B.
f. Maximum allowable square footage for a Type II-1Hr building is 100,800
square feet (50,400 sq. ft. per floor).
Central Fire Protection District Requirements: Applicant shall obtain any permits
and/or approvals as determined necessary by the Central Fire Protection District
prior to the issuance of any building permits for the site and shall additionally
comply with the following:
The required fire flow is 5,550 GPM at 20 psi. residual pressure. This
required fire flow is not available from area fire hydrant(s) which are spaced
at the required spacing. This is based on a Type V-One Hour Construction
building. The applicant shall be required to meet the required fire flow as
deemed necessary by the Central Fire Protection District prior to issuance of
any building permits for the subject site.
Buildings requiring a fire flow in excess of 2,000 GPM shall be equipped
throughout with an approved automatic fire sprinkler system. The fire
sprinkler systems shall conform to the National Fire Protection Standard
#13, 1994 Edition, without the use of exceptions.
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The 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 2,750 GPM at 20 psi. residual
pressure. This flow may be taken from the two closest public fire hydrants
so long as they are spaced at a maximum spacing of 250 feet.
Provide access roadways with a paved all weather surface and a minimum
width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating
turning radius of 42 feet outside and 27 feet inside, and a maximum slope of
15%. Installations shall conform with Fire District Standard Details and
Specifications A-1.
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Provide two (2) private fire hydrants at locations to be determined jointly by
the Central Fire District. Maximum hydrant spacing shall be 250 feet and
the minimum single flow hydrant shall be 1500 GPM at 20 psi. residual
pressure.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curmer Avenue - Mini-Storage Facility
Page 7
Plans for fire apparatus access roads and fire hydrant systems shall be
submitted to the Fire District for review and approval prior to construction.
Permits are required for the installation of all Private Water Supply, Tank
and Hydrant Systems and must be issued to contractors prior to the start of
installation of such systems.
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Required fire hydrant(s) and paved all weather surface roadway installations
shall be in place and accepted by the Fire District prior to the start of
combustible framing. Bulk construction materials shall not be delivered to
the site until the hydrants and roadways have been accepted by the Fire
District. Clearance for building permits will not be given until such time as
this requirement is addressed by the developer.
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When open, gates shall not obstruct any portion of the required access
roadway or driveway width. If provided, all locks shall be Fire District
approved. Installations shall conform with Fire District Standard Details
and Specifications G-1.
Provide marking for all roadways within the project. Markings shall be (1)
by Fire District approved signs, (2) outlining the area in red, with the words
"FIRE LANE" in a contrasting color, or (3) by a red curb with the letters
"FIRE LANE" marked along the curb at a maximum of 25 foot intervals.
Installation shall also conform to the Local Government Standards.
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The building appears to be over the allowable area. Provide calculations to
show allowable area or show details where Area Separation Walls will be
placed.
15.
Demolition Permit: Applicant is required to obtain a demolition permit, subject to
review and approval by the Building Official, prior to the demolition of any
structures on site.
16.
Parking and Driveways: All parking and driveways shall be developed in
accordance with Chapter 21.50 of the Campbell Municipal Code, including
parking modifications as approved by the City.
17.
Americans With Disabilities Act: All improvements shall conform to the
requirements of the Americans with Disabilities Act.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 8
18.
Lighting: Any lighting for use within the site shall be so arranged and shielded so
that light will be reflected away from the adjacent residential properties, and so
that there will be no glare which will cause unreasonable annoyance to occupants
to properties in such residential neighborhoods or otherwise interfere with the
public health, safety and/or welfare of the adjacent residents.
19.
Hours of Operation: The hours of operation for the office shall be limited to the
hours of 7:00 a.m. to 7:00 p.m., 7 days a weeks. The general hours of operation
for customer access to the facility shall be limited to the hours of 7:00 a.m. to 9:00
p.m., 7 days a week. Access into the facility outside of the general hours of
operation shall be permitted by appointment only and shall not produce any noise
which would unreasonably interfere with the compatible use and enjoyment of the
residential properties in the vicinity. The manager of the facility shall be available
to respond to any complaints from those properties.
20.
Signage: A sign application shall be submitted to the Community Development
Department in accordance with the provisions of the Sign Ordinance. No sign
shall be permitted until the application is approved and a permit is issued.
21.
Screening: The applicant shall provide screening along all property lines of the
project site adjacent to residential properties in the form of a masonry wall not less
than six (6) feet in height.
22.
Track Maneuvering: The applicant shall demonstrate on plans prior to issuance of
building permits that trucks can adequately maneuver into and out of the truck
parking spaces designated along the northeast comer of the building. If the
applicant is not able to demonstrate adequate track maneuvering from these
parking spaces, the applicant shall replace these truck parking spaces with a
landscaped planter.
23.
Final Landscape Plans: Final landscape and irrigation plans, including planting
details, shall be submitted for review and approval by the Community
Development Director prior to issuance of building permits.
24.
Fencing Plan: The applicant shall submit a fencing plan indicating the location,
height and details of any fences, walls and gates proposed for the project site. The
fencing plan shall be submitted for review and approval by the Community
Development Director prior to issuance of building permits.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 9
25.
Trash Enclosure: Trash containers of a size and quantity necessary to serve the
proposed project shall be located in areas approved by the Central Fire District.
Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by
a solid wall or fence and have self-closing doors of a size specified by the Central
Fire District. All enclosures are to be constructed at grade level and have a level
area adjacent to the trash enclosure area to service these containers.
26.
Outdoor Storage: No outdoor storage shall be permitted within the project site.
All fire access lanes are to be kept free and clear of any storage and/or debris at all
times.
PASSED AND ADOPTED this 28~ day of January, 1997, by the following roll call vote:
AYE S:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Gibbons, Jones, Keams, Lindstrom, Lowe
None
Meyer-Kennedy
None
ATTEST:
APPROVED: /~(~t~ '~x~
~Xdusan A. Keams,~ir
Steve Pi~,~