PC Res 2982RESOLUTION NO. 2982
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL PERMIT (S 95-04) TO ALLOW THE
DEVELOPMENT OF A NEW 55,000 §QUARE I~OOT MINI-
STORAGE FACILITY AND A CONDITIONAL USE PERMIT (UP 95-
08) TO ALLOW A 1000 SQUARE FOOT ON-SITE MANAGER'S
LIVING UNIT FOR PROPERTY LOCATED AT 187 E. SUNNYOAKS
AVENUE IN A M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPLICATION MR. PAUL KARAKASHIAN, ON BEHALF OF
CROCKERS LOCKERS. FILE NO. S 95-04/UP 95-08.
After notification and Public Hearing as specified by law on the above-
referenced application as per the application filed in the Planning Department
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 File No. S 95-04/UP 95-08:
The proposal is consistent with the General Plan and Zoning District
which permits industrial land uses.
The proposal provides adequate on-site landscaping which exceeds the
landscaping requirement for Industrial Zoning Districts of 8% by
providing landscaping of approximately 21 percent of the site area and
incorporates a substantial number of on-site trees.
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The provision of eight total on-site parking spaces adequately addresses
the parking needs of the proposed use based upon the information
contained in the traffic report prepared for this project.
The proposed project is of an appropriate scale and design and is
compatible with the existing commercial and industrial development in
the area.
The presented site plan is of adequate size to develop the proposed
project.
The development of the project will generate 65 vehicle trips per day
(round trip) and will not impact existing transportation facilities that
serve the area.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 - 187 E. Sunnyoaks Ave. -- Crockers Lockers
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The retention of existing mature trees and the replacement of trees
removed with large specimens, as indicated on the preliminary landscape
plan, mitigates the removal of existing trees, enhances the proposed
development and integrates the development with surrounding land
uses.
8. The on-site manager's living unit is a necessary and standard component
of the facility for security purposes.
9. The proposed on-site manager's living unit is limited to 1,000 square feet
in area, in compliance with ordinance standards for said uses.
10. The proposed use is a clean and quiet operation that integrates well with
the existing commercial and industrial land uses.
11. Restricted access to the site and the provision of an on-site security system
contributes to the compatibility of the proposed use with the surrounding
uses.
12. The Conditions of Approval require design details of the trellis elements
and the building colors for the roll-up doors which will provide for a
high-quality development.
13. The dedication along Dell Avenue for future public improvements is
consistent with the City of Campbell's specifications and details, and the
future development of sidewalks will facilitate the development of the
Vasona Light Rail Corridor Project and contribute to the development of a
pedestrian circulation system in the area.
14. The implementation of the Conditions of Approval associated with the
demolition request of the First Campbell Grammar School adequately
mitigate the removal or demolition of the structure from the site.
15. The Conditions of Approval established by the Historic Preservation
Board to demolish the First Campbell Grammar School will adequately
document the structure for archival purposes.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes, subject to the Conditions of Approval, that:
Planning Commission Resolution No. 2982
$ 95-04/UP 95-08 -- 187 E. Sunnyoaks Ave. -- Crockers Lockers
Page 3
The establishment, maintenance or operation of the use applied for 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.
The proposed site is adequately served by streets of sufficient capacity,
subject to the proposed traffic mitigation measures, to carry the kind and
quantity of traffic the proposed use would generate.
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The proposed project is consistent with the General Plan and Zoning of
the site and will aid in the harmonious development of the immediate
area subject to the Conditions of Approval
4. The proposed use is compatible with the uses in the area, subject to the
Conditions of Approval.
5. The conditions of approval area roughly proportional and reasonably
related in nature and extent to the impacts of the project.
Approval is effective ten days after decision of approval of the Planning
Commission, unless an appeal is filed, subject to the following Conditions of
Approval:
1. Project Approval: Approval for this project allows the following:
A 55,000 square foot mini-storage facility and a maximum 1,000
square foot on-site manager's housing unit for security purposes,
per the plans dated June 1, 1995, prepared by Escherick, Homesy,
Dodge & Davis, 2789 25th Street, San Francisco, CA 94110.
2. Approved Plans:
Development Schedule: Applicant shall begin construction within
one year of final approval.
Parking & 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.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 -- 187 E. Sunnyoaks Ave. -- Crockers Lockers
Page 4
3o A.
Design Details: Applicant shall submit design details of the trellis
elements that enhance the design and which appears as an
architectural detail that is complimentary to the building design for
review by the Community Development Director or prior to
issuance of building permits.
Building Color: Colors shall comply with the color board on file
with the Community Development Department. Revised color for
the roll-up door shall be submitted for review and approval by the
Community Development Director. The roll-up door color should
reflect a hue within the range of the colors selected and approved
for the wall color, Benjamin Moore's "Bone White," and the roof
color, Sherman William's "Farmhouse #2301." Fuller O'Brien's
'q. Jltra Blue" may be used for accent color and on future signage
(No signage is approved with application S 95-04).
Landscaping
A. Site Landscape Plan: Applicant shall provide four sets of landscape
and irrigation plans indicating type and size of plant materials,
irrigation system and planting details to be submitted to the
Planning Department and approved by the Community
Development Director prior to issuance of building permits.
Landscaping plan shall substantially conform to the preliminary
landscape plan dated June 1, 1995. Tree replacement shall conform
to the proposed tree replacement ratio indicated on the preliminary
landscape plan dated June 1, 1995.
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Landscape Standards: All landscaping shall comply with the City's
Water Efficient Landscape Standards (WELS).
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Tree Protection Plan: Applicant shall provide tree protection plan
and details indicating trees to be protected and maintained on site
during construction. Plan shall comply with Tree Report
Addendum prepared by Able Tree Surgeons Inc. Dated June 1, 1995.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 -- 187 E. Sunnyoaks Ave. -o Crockers Lockers
Page 5
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Site Construction
A. Construction and Equipment: Applicant shall utilize construction
equipment which adequately levels the noise in accordance with
Section 18.02.030 of the City of Campbell Municipal Code.
Construction activity and construction equipment shall comply
with all air quality emission policies as determined by the Bay Area
Air Quality Management District and the Building Official for the
City of Campbell.
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Construction Hours: Hours of construction shall be limited to 8 a.m.
To 5 p.m., Monday through Friday, and 9 a.m. To 4 p.m. Saturdays.
No construction is permitted on Sundays or Holidays.
Construction Site:
1. The construction site shall be sprinklered with water, as
necessary, but not less than twice per day, in areas of new
construction or grading where dirt is exposed, to control dust.
2. Haul trucks and material stockpiles shall be covered.
3. The construction area and surrounding areas shall be swept
as necessary, but not less than once daily. All areas shall be
adequately fenced for safety per the Building Official during
construction and demolition.
Demolition Permit: Applicant is required to obtain a demolition permit,
subject to review and approval by the Building Official, prior to
demolition of any structures on site. The applicant is required to comply
with all remaining Conditions of Approval for the demolition permit of
the First Campbell Grammar School, adopted by the Historic Preservation
Board on July 25, 1994.
Handicapped Accessibility: All new and remodeled buildings shall provide
handicapped access in accordance with the Uniform Building Code (UBC)
and the Uniform Federal Accessibility Standards (UFAS) and the Federal
Americans With Disabilities Act (ADA).
Mechanical Equipment: All roof-mounted and ground-level mechanical
equipment on new or remodel structures on site, which are visible from
the public right-of-way, shall be screened with similar building materials
subject to the approval of the Community Development Director.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 -- 187 E. Sunnyoaks Ave. -- Crockers Lockers
Page 6
Agreement: The applicant shall execute and complete, to the satisfaction of
the City Attorney and City Engineer, the City of Campbell's Standard
Agreement for construction of public improvements.
10. Streets and Sidewalks: The applicant shall comply with Title 11 of the
Municipal Code concerning Subdivision and Land Development.
11. Standard Specifications and Details: The applicant shall comply with the
City of Campbell Standard Specifications and Details for Public Works
Construction.
12. Security: All public improvements, proposed with the Site and
Architectural application or required by adopted Conditions of Approval
shall be guaranteed by cash bonds, letters of credit or other legal
instruments acceptable to the City Attorney and City Council.
13. Deferred Street Improvement Agreement: The applicant shall the
execute and complete an agreement with the City, to the satisfaction of the
City Attorney and City Engineer, to defer required street improvements
on Dell Avenue as specified herein. Improvements required on East
Sunnyoaks Avenue shall not be affected by this agreement.
14. Sewers: The applicant shall install a sanitary sewerage system to serve the
lot in conformance with the requirements of the West Valley Sanitation
District.
15. Water Service: The applicant shall install a water distribution system to
serve the lot in conformance with the requirements of the San Jose Water
Company.
16. Fire Hydrants: Fire hydrants and appurtenances shall be provided and
installed at the locations specified by the Fire Marshal of the Central Fire
District.
17. Title Report: The applicant shall furnish a copy of a current Preliminary
Title Report.
18. Dedications: The applicant shall dedicate right-of-way and utility
easements as required for public streets and public utilities.
Planning Commission Resolution No. 2982
$ 95-04/UP 95-08 -- 187 E. $unnyoaks Ave. -- Crockers Lockers
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19. Encroachment Permit: The applicant shall obtain an encroachment
permit, pay fees and deposits for all work in the public right-of-way.
20. Street and Related Improvements: Right-of-way dedication, traveled way,
structural section, curb, gutters, asphalt concrete overlay, pavement seal
coats, sidewalks, street lights, landscape and related improvements shall be
provided as follows:
Notes:
A. Existing Sunnyoaks Avenue one-half street right-of-way is 33 feet
wide, to remain.
B. Existing Dell Avenue one-half street right-of-way is 20 feet wide.
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According to a document recorded July 10, 1967, in Book 7778, Page
323, of Official Records, in the County Recorder's Office, the property
lacks abutter's rights to and from Dell Avenue.
Existing Dell Avenue one-half street improvements consist of 15.5
feet wide of asphalt concrete section including curb and gutter.
1. Sunnyoaks Avenue:
Applicant to construct 5.5 feet wide sidewalk from face
of curb.
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Applicant to construct commercial driveway approach
to 8.0 feet from face of curb.
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Applicant to plant street trees and install irrigation
systems.
2. Dell Avenue:
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Applicant shall dedicate street right-of-way to 30 feet
from centerline.
Applicant to construct 5.5 feet wide sidewalk from face
of curb.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 -- 187 E. Sunnyoaks Ave. -- Crockers Lockers
Page 8
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Applicant to install street lighting systems with
foundations, standards, mast arms, luminaires, lamps,
pull boxes, conduits, conductors, PG&E service points.
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Applicant to plant street trees at 40 feet on center and
install irrigation systems.
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Applicant to place a 1-1/2 inch asphalt concrete overlay
to the centerline of Dell Avenue.
21. Grading and Drainage Plans: A Grading and Drainage Plan shall be
required and shall be submitted to the City Engineer. All easements for
drainage facilities necessary to accommodate the final approval Grading
and Drainage Plan shall be offered for dedication to the appropriate service
agency.
22. Storm Water Design: Drainage improvement plans shall be designed for
a 10-year storm frequency.
23. Completion Prior to Occupancy: The construction of all required off-site
and on-site improvements, including but not limited to landscaping,
sewer, water, curb and gutters, paving, drainage facilities and other related
improvements shall be completed prior to occupancy of any structure
and/or the subdivider shall enter into an agreement, acceptable to the City,
insuring the construction of such improvements within eighteen months
of formal approval by the City.
24. Geotechnical Hydrology: The applicant shall submit a soils report,
geological and hydrology studies and hydraulic calculations, as required by
the City Engineer, prior to approval of the Grading Plan.
25. Utility Undergrounding: Prior to occupancy, all electrical, telephone,
CATV or other overhead servicing facilities shall be installed
underground in accordance with the provisions of Section 20.36.150 of the
City of Campbell Municipal Code.
26. Registered Civil Engineer: Plans for street improvements, grading and
drainage shall be prepared by a Civil Engineer licensed in the State of
California and approved by the City Engineer.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 -- 187 E. Sunnyoaks Ave. -- Crockers Lockers
Page 9
27. Americans With Disabilities Act: All improvements shall conform to the
requirements of the Americans With Disabilities Act.
28. Storm Drain Area Fee: The applicant shall pay storm drainage fees at the
rate of $2,500 per gross acre.
29. Dell Avenue Driveway: The driveway location on Dell is acceptable if it is
an emergency access ONLY.
30. Fire Sprinklers: Provide an Automatic Fire Sprinkler System throughout
all portions of the building.
31. Fire Hydrant: Provide an on-site fire hydrant.
32. Lock Box: Provide fire department key box (Knox).
33. Fire Protection/Openings: Openings on the east and south must have
3/4-hour fire protection within five (5) feet of the property line. Exterior
walls must have one hour fire protection within twenty (20) feet of the
property line. UBC T5A.
34. Building Code Requirements: Maximum total allowable floor areas for
type VN construction are 32,000 square feet. For type V-1 hour, 56,000
square feet (14,000 x 2 x 2). No increases permitted for automatic sprinkler
system. UBC T5C, Sec. 505.
35. Garbage Collection: Trash containers of a size and quantity necessary to
serve new or modified building areas shall be located in areas approved by
the Fire Department. Unless otherwise noted, enclosures shall consist of s
concrete floor surrounded by a solid wall or fence and have self-closing
doors of a size specified by the Fire Department. All enclosures to be
constructed at grade level and have a level area adjacent to the trash
enclosure area to service these containers.
Planning Commission Resolution No. 2982
S 95-04/UP 95-08 - 187 E. Sunnyoaks Ave. -- Crockers Lockers
Page 10
PASSED AND ADOPTED this 27th day of June, 1995, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Higgins, Kearns, Lindstrom, Lowe,
Meyer-Kennedy, Perrine
None
None
None
Meye'r'-Reggeay] Chair
ATTE?~ I
Secretary