PD - Expired - 2007r
MEMORANDUM
To:
From:
Kim Brosseau
Plranner II
J "Hemsley
puty City Clerk
~~S tember 7, 2007
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SEP ~ ~ 2007
~~F ~AMPp F
Date
Subject:
Zone Change and PD Permit - 1677 S. Bascom Avenue
At the regular meeting of September 4, 2007 the City Council gave second reading to,
and thus adopted, the following Ordinances:
Ordinance 2087 approving a Zone Change from P-D to C-PD, incorporating findings, for
property located at 1677 S. Bascom Avenue; and
Ordinance 2088 approving a Planned Development Permit to allow the construction of a
new four-story mixed-use building at property located at 1677 S. Bascom Avenue,
incorporating findings, and subject to the Conditions of Approval.
Both Ordinances were adopted by a 4-1-0 vote, with Councilmember Kennedy voting no.
Please find certified copy of both Ordinances attached for your records, together with a
copy of the letter to Mr. Anthony Ho, as follow up to City Council action.
The Ordinances will be published in the Campbell Express dated September 12, 2007 and
will become effective 30 (thirty) days following the date of final adoption.
Attachment:
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CI~'~' ~~F CAMPBELL
City Clerk's Office
September 7, 2007
Mr. Anthony Ho
LPMD Architects
2620 Augustine Drive, #130
Santa Clara, CA 95054
Dear Mr. Ho:
At the regular meeting of September 4, 2007, the City Council gave second reading to, and
thus formally adopted the following Ordinances:
1. Ordinance 2087 approving a Zone Change from P-D (Planned Development) to C-PD
(Condominium Planned Development), incorporating findings, for property located at
1677 S. Bascom Avenue. A certified copy of the Ordinance is enclosed for your
records. Please note that the Ordinance was adopted by a 4-1-0 vote, with
Councilmember Kennedy voting no.
2. Ordinance 2088 approving a Planned Development Permit to allow the construction of
a new four-story mixed-use building at property located at 1677 S. Bascom Avenue,
incorporating findings and subject to the attached Conditions of Approval. A certified
copy of the Ordinance is enclosed for your records. Please note that the Ordinance was
adopted by a 4-1-0 vote, with Councilmember Kennedy voting no.
Ordinance 2087 and 2088 will become effective thirty (30) days after the date of adoption.
Please note that the time within which judicial review of this action must be sought is
governed by Section 1094.6 of the California Code of Civil Procedure, unless another
statute (such as California Government Code Section 65009 or some other applicable
provision of law) sets forth a more specific time period.
Continued ...
Page 2 - 1677 S. Bascom Avenue
Should you have any questions in regard to the City Council's action, please do not
hesitate to contact this office (866-2117) or Kim Brosseau, Planner II, Community
Development Department.
Sincerely,
,,., f
~~4~~,~~
Anne Bybee
City Clerk
Attachments
cc. Bascom Financial, LLC., P O Box 2400, Saratoga, CA 95070-0400
Kim Brosseau, Planner II
ORDINANCE NO. 2087
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL APPROVING A ZONE CHANGE
(PLN2006-126) FROM P-D (PLANNED DEVELOPMENT TO
C-PD (CONDOMINIUM -PLANNED DEVELOPMENT) FOR
PROPERTY OWNED BY BASCOM FINANCIAL, LLC,
LOCATED AT 1677 S. BASCOM AVENUE.
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 City Council of the City of
Campbell does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Zone Change from P-D
(Planned Development) to C-PD (Condominium-Planned Development) for property
located at 1677 S. Bascom Avenue (attached Exhibit A).
SECTION TWO: This Ordinance shall become effective thirty (30) days following its
passage and adoption and shall be published, one time within fifteen (15) days upon
passage and adoption in the Campbell Express, a newspaper of general circulation in
the City of Campbell, County of Santa Clara.
PASSED AND ADOPTED this 4th day of september , 2007, by the following roll
call vote:
AYES: COUNCILMEMBERS: Hernandez, Low, Burr, Furtado
NOES: COUNCILMEMBERS: xennedy
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None ' `~
APPROVED: ~ ~ ~'~~`
~,,_., Daniel E. Furt~do, Mayor
/ ,` ~
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ATTEST: ~ `~"'~ °°''~~"~".
Anne Bybee, City Clerk
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ORDINANCE NO. 2088
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2006-128) FOR THE CONSTRUCTION OF A NEW MIXED-USE
DEVELOPMENT ON PROPERTY OWNED BY BASCOM FINANCIAL
CALIFORNIA, LLC, LOCATED AT 1677 S. BASCOM AVENUE IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MR. ANTHONY HO. FILE NO: PLN2006-128.
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 City Council did find as follows
with respect to application PLN2006-128:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development
Permit (PLN2006-128) for amixed-use development consisting of 14,045 square feet of
retail space, at-grade and below-grade parking and 123 condominium units with the
attached conditions of approval (attached Exhibit A).
SECTION TWO: This Ordinance shall become effective thirty (30) days following its
passage and adoption and shall be published, one time within fifteen (15) days upon
passage and adoption in the Campbell Express, a newspaper of general circulation in
the City of Campbell, County of Santa Clara.
PASSED AND ADOPTED this 4th
call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
day of september , 2007, by the following roll
Hernandez, Low, Burr., Furtado
Kennedy
None
None ~. ,
APPROVED
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ATTEST: (~,~-v~-~--~~ `` ~.~~-~'~.°
Anne Bybee, City Clerk
~~~~~ ~ ~~
Daniel E. Fur~ado, Mayor
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Exhibit A -City Council vrdi~..~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 1
THEREFORE, BE IT RESOLVED that the City Councils approves a Planned
Development Permit (PLN2006-128) to allow the construction of a mixed-use project
consisting of 14,045 square feet of retail space, at-grade or below-grade parking and
123 condominium units on property owned by Bascom Financial California, LLC,
located at 1677 S. Bascom Avenue in a P-D (Planned Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. 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
Planning Division:
1. Approved Project: Approval is granted to construct one new four-story mixed-use
building at 1677 S. Bascom Avenue. The building design and site design shall
substantially conform to the project exhibits listed below, except as may be modified
by the conditions of approval herein:
a. Revised project plans prepared by LPMD Architects and dated as received by
the Planning Division on July 2, 2007, site plan, floor plans, building elevations,
and sections.
b. Color/material board submitted by LPMD Architects.
c. Revised Conceptual Landscape Plan prepared by Thomas Baak & Associates
and dated as received by the Planning Division on July 2, 2007.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two-year period or the Planned Development Permit shall be
void.
3. Tentative Subdivision Map: The Planned Development Permit approval is
contingent upon recordation of the Final Subdivision Map to divide the subject
property. The Final Subdivision Map shall be recorded prior to the issuance of
building permits.
4. Park Impact Fee: A park impact fee is due upon development of the site, based on
the development density of greater than 21 units per acre, and shall be paid to the
City. Prior to recordation of the Final Subdivision Map, 75% of this fee is due. The
remaining 25% is due prior to issuance of a certificate of building occupancy.
Exhibit A -City Counci~ Jrdi~._.,~ce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 2
5. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the
project. No exterior changes or additions shall be made without City approval.
c. Definition of common areas to be maintained and provision of maintenance for
these areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of
common areas and shared building walls and roofs to be repaired, repainted,
and/or replaced as necessary;
e. Provision to provide on-going maintenance of the required landscaping for the
project;
f. Provision for the availability of interior garage space for the parking of vehicles at
all times;
g. Provision to prohibit the use of parking spaces for storage purposes, including
boats, trailers and recreational vehicles except for afour-hour window to allow for
loading and unloading for use;
h. Provision to control and enforce parking for the residential and commercial uses
through the posting of proper "Tow Away" signs and that the proper striping be in
place so that any unauthorized and improperly parked vehicles will be towed.
i. Provision to ensure that the tandem parking spaces will be grouped with the
standard space in front of it and assigned to the same unit so that the tandem
spaces will not have to be shared by more than one household; and
j. Prohibition of building mounted antennae.
k. Requirement of white interior window coverings (as viewed from building
exterior).
I. Requirement that the Board of Directors for the HOA develop a fine structure and
procedures within the first 12 months to serve as a tool to enforce the CC&R's.
6. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and
exhibits shall be reviewed by the Site and Architectural Review Committee and
approved by the Community Development Director prior to the issuance of building
permits.
7. Landscape Plan: The applicant shall submit four (4) sets of a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
Exhibit A -City Counci~ urdir,..~~ce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 3
irrigation plan shall substantially conform to the approved conceptual landscape plan
and the City's Water Efficient Landscaping Standards (WELS). Landscaping shall
be designed to minimize irrigation and runoff, promote surface infiltration where
appropriate, and minimize the use of fertilizers and pesticides that can contribute to
stormwater pollution.
Landscaping plans shall include the following:
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a
minimum of 5-gallon size.
b. Landscape and paving maintenance shall be an on-going responsibility of the
property owner(s) and shall include routine pruning of trees and shrubs,
maintenance of the automatic irrigation system and the replacement of damaged
or diseased plant materials, periodic steam cleaning of walkways and removal of
graffiti within twenty-four hours. Applicant shall obtain encroachment permits
from the City of Campbell for all work performed within the right-of-way.
c. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings and parking areas.
d. All landscape areas shall be protected by 6-inch high poured in place concrete
curbs.
e. All landscaping shall be installed prior to building occupancy.
f. New street trees shall be added to provide a continuous tree planting along the
street frontage as required by the Community Development Director.
8. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
9. Riparian Corridor: The area along the western property line (bordering the Los
Gatos Creek Trail) shall be planted with native plants, shrubs and trees to create a
buffer between the riparian area and the project site. [Mitigation Measure Biological
Resources -1]
10. Li htin Lighting should be sited to avoid glare impacts to the adjacent riparian
corridor. [Mitigation Measure Biological Resources -1]
11. Bio-swales: The use of bio-swales will be incorporated into the project design and
will be located along the southwestern portion of the property. Grasses used in the
design of the bio-swale will be dwarf tall fescue, a native grass. [Mitigation Measure
Biological Resources -1 and Hydrology and Water Quality-1]
12. Cultural Resources: If archaeological or paleontological resources are encountered
during excavation or construction, construction personnel shall be instructed to
immediately suspend all activity in the immediate vicinity of the suspected resources
and the City and a licensed archeologist or paleontologist shall be contacted to
Exhibit A -City Council vrdir,_.. ice
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 4
evaluate the situation. A licensed archeologist or paleontologist shall be retained to
inspect the discovery and make any necessary recommendations to evaluate the
find under current CEQA guidelines prior to the submittal of a resource mitigation
plan and monitoring program to the City for review and approval prior to the
continuation of any on-site construction activity. [Mitigation Measure CULT-1]
In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be
properly treated. The City and the Santa Clara County Coroner's office shall be
notified. If deemed prehistoric, the Coroner's office would notify the Native American
Heritage Commission who would identify a "Most Likely Descendant (MLD)." The
archeological consultant and MLD, in conjunction with the project sponsor, shall
formulate an appropriate treatment plan for the find, which might include, but not be
limited to, respectful scientific recording and removal, being left in place, removal
and reburial on site, or elsewhere. Associated grave goods are to be treated in the
same manner. [Mitigation Measure CULT-2]
13. Trash and Recycling Enclosure: The applicant shall submit details regarding the
design and location of a trash and recycling enclosure(s) to the Planning Division for
review and approval by the Community Development Director prior to the issuance
of building permits for the project.
a. Trash Containers of a size and quantity necessary to serve the new buildings
shall be in areas approved by the Fire Department and Community Development
Director.
b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded
by a six-foot high solid wall and have decorative doors and designed to be
architectural compatible to the buildings. The enclosure shall be constructed at
grade level and have a level area adjacent to the trash enclosure area to service
the containers. Driveways or aisles shall provide unobstructed access for
collection vehicles and personnel and provide at least the minimum clearance
required by the collection methods and vehicles utilized by the designated
collector. The wall, gate and surface inside the enclosure must be kept in sound
repair and condition. The refuse and recycling containers shall be kept in the
enclosure at all times except when being emptied by collection personnel.
c. Areas around trash enclosures, recycling areas, and/or trash compactor
enclosures shall not discharge to the storm drain system. Any drains installed in
or beneath dumpster and compactor facilities shall be connected to the sanitary
sewer. The applicant shall contact the West Valley Sanitation District for specific
connection and discharge requirements.
Exhibit A -City Council ~rdin..ce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 5
14. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans.
a. Property owner and/or operator shall maintain a minimum of 72 retail parking
spaces, and 330 residential spaces.
b. The retail use shall at no time exceed the demand for the required amount of
retail parking spaces.
15. Parking Stall Markings: The applicant shall indicate on the building plans that all
compact parking stalls are painted to identify them as compact spaces prior to the
issuance of a building permit.
16. Residential Parking Garage Entrance and Exit: The applicant shall indicate on the
building plans that the residential parking garage entrance gate and control post.
Provisions shall be made to ensure pedestrian and vehicular safety to the
satisfaction of the Community Development Director. Details and information shall
be reviewed and approved by the Community Development Director and City Traffic
Engineer prior to issuance of any building permits for the project.
17. Bicycle Parking: The applicant shall provide 12 bicycle racks in the retail parking
area and 34 bicycle racks in the garage.
18. Alternative Transportation Methods: The applicant shall develop and provide
incentives to encourage the use of alternative transportation methods, which shall be
reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project.
19. Fences: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be reviewed and approved by
the Community Development Director prior to issuance of any building permits for
the project.
20. Roof Screen: Prior to issuance of building permits for the applicant shall submit a
detailed plan for any roof screens for review and approval by the Community
Development Director. The roof screens shall be compatible with the overall design
of the building in terms of color and material and must completely screen the
equipment from view. The roof screen plan shall be subject to review and approval
by the Community Development Director.
21. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing
screening of the mechanical equipment from public view and surrounding properties.
Exhibit A -City Council Ord~,.ance
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 6
Screening material and method shall require review and approval by the Community
Development Director prior to installation of such mechanical equipment screening.
22.Outdoor Storage: No outdoor storage is permitted on the property. No construction
equipment, construction vehicles, and/or construction debris shall be parked and/or
stored on the property.
23. On-site Lighting: Any proposed on-site lighting shall be shielded away from adjacent
properties and directed on site. The design and type of lighting fixtures and lighting
intensity of any exterior lighting shall be reviewed and approved by the Community
Development Director, prior to issuance of a building permit. Lighting fixtures shall
be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
24. Signs: No signage is permitted as part of the development application approved
herein. New signage shall not be installed prior to approval of a sign permit as
required by Chapter 21.53 of the Campbell Municipal Code.
25.Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for
retail uses.
26. Delivery Hours/Noise: Delivery hours shall be restricted to 8 a.m. to 8 p.m. Signing
shall be installed at service doors notifying the restriction of delivery hours.
27. Noise:
a. The project building plans shall incorporate construction grade dual pane thermal
windows and doors at selected locations into the project design. The applicant
shall utilize full window (glass and frame), assemblies that have been tested for
sound rating, to the satisfaction of the Building Official. Where windows must be
closed to achieve the interior noise standard, the CBC requires a "ventilation or
air conditioning system to provide a habitable environment." [Mitigation Measures
Noise-1 ]
b. The project building plans shall incorporate noise barriers and/or enclosed
balconies at selected second through fourth story balconies and ground-level
patios such as solid balcony rails, insetting balconies, and/or patio fences that act
as acoustically effective sound barriers. [Mitigation Measures Noise-1]
c. An Acoustical Disclosure regarding ground floor retail shall be provided in the
Covenant Codes & Restrictions for the project. [Mitigation Measures Noise-1]
28. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
existing structures shall be secured by having windows boarded up and doors
sealed shut, or be demolished or removed from the property (Section 11.201 and
11.414, 1985 Ed. Uniform Fire Code).
Exhibit A -City Council Ord~~.dnce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 7
29. Graffiti Removal: The property owner shall be responsible for the removal of any
graffiti from walls, fences or structures on the project site within one week of
notification by the Community Development Director or their designate.
30. Sidewalk Maintenance: The owner/operator of the property shall provide on-going
maintenance of the sidewalks and shall pressure wash the sidewalks as necessary
or as required by the Community Development Director or Director of Public Works
to remove all spills, gum and food.
Sidewalks and parking lots shall be swept regularly to prevent the accumulation of
litter and debris. Debris resulting from pressure washing shall be trapped and
collected to prevent entry into the storm drain system. Wash water containing any
cleaning agent or degreaser shall be collected and discharged to the sanitary sewer
and shall not be discharged to a storm drain. The applicant shall contact the West
Valley Sanitation District for specific connection and discharge requirements.
31. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E transformers and San Jose Water Company back-flow
preventers, indicating the location of the facilities and screening (if the facilities are
above ground) for approval by the Community Development Director.
32. Construction Mitigation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official. (Mitigation Measure Noise-2]
b. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
permit. These truck routes shall avoid access to the project site via residential
streets where possible. [Mitigation Measure Noise-2]
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
[Mitigation Measure Noise-2]
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
[Mitigation Measure Noise-2]
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses. [Mitigation
Measure Noise-2]
Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
[Mitigation Measure Noise-2]
Exhibit A -City Council Ordi~ „once
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 8
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets. [Mitigation
Measure Noise-2]
h. Use dust-proof chutes for loading construction debris onto trucks. [Mitigation
Measure AIR-1]
i. Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind. [Mitigation Measure AIR-1]
j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard. [Mitigation Measure AIR-1]
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site. [Mitigation Measure AIR-1]
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer. [Mitigation Measure
AIR-1]
m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.). [Mitigation Measure AIR-1]
n. Install erosion control measures to prevent runoff from the project site. [Mitigation
Measure AIR-1]
33. Contractor Contact Information Posting: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of building permits.
34. Construction Staging Plan: Prior to the issuance of grading or building permits for
the project, the applicant shall submit a site plan and narrative description indicating
the location, length of time and details of construction staging. The construction
staging plan shall be subject to review and approval by the Community Development
Director and the Public Works Director. [Mitigation Measure Noise-2]
35. Construction Schedule Plan: Prior to the issuance of grading or building permits for
the project, the applicant shall submit a site plan and narrative description indicating
the location, length of time and details of construction schedule. The construction
schedule plan shall be subject to review and approval by the Community
Development Director and the Public Works Director.
36. Soils Report: The applicant shall comply with the following requirements:
a. The applicant shall comply with the requirements of the Soils Report [Mitigation
Measure GEO-1]
Exhibit A -City Council Ordi,,.~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 9
b. Prior to issuance of building permits for the project, a registered geotechnical
engineer shall prepare a design-specific geotechnical analysis, and all
recommendations of the analysis shall be incorporated into the project's final
engineering design to minimize the damage from seismic shaking. The project
sponsor shall use standard engineering techniques and conform to the
requirements of the Uniform Building Code to reduce the potential for seismic
damage and risk to future occupants. [Mitigation Measure GEO-1]
c. Perform four additional boring tests within the western portion of the site to
determine the lateral and vertical extent of the fill. [Mitigation Measure GEO-1]
d. Perform additional soil-vapor sampling to identify the lateral and vertical extent of
the methane gas, including advancing up to eight borings in the western portion
of the site. [Mitigation Measure GEO-1]
e. Require air monitoring within the buildings adjacent to the fill area. A vapor
extraction system will be required at the site to remove and destroy hazardous
levels of methane gas within the landfill material beneath the site. [Mitigation
Measure GEO-1]
f. Prior to development of the property, excavation and remediation of the landfill
material must be performed according to state, county and local requirements.
[Mitigation Measure GEO-1]
37. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant
shall deposit funds to cover the actual staff cost, at the rate of Planner II, to ensure
compliance with the mitigation monitoring and with the conditions of approval and
not to exceed $8,000.
Building Division:
38. Permits Required: A building permit application shall be required for the proposed
new Mixed-Use (Residential & Commercial) Structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
39. Construction Plans: The Building Division Conditions of Approval shall be stated in
full on the cover sheet of construction plans submitted for building permit. A clear
statement of the specific Occupancy and Construction Types and corresponding
square footages shall be printed on the cover sheet of the plans.
40. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
41. Plan Preparation: This project requires plans prepared under the direction and
oversight of California licensed Engineers and Architects. Plans submitted for
Exhibit A -City Council Ord~~,ance
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 10
building permits shall be "wet stamped" and signed by the qualifying professional
person.
42. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics. This project has potentially
been identified as located in an area subject to "Liquefaction" as designated by the
California State Geologist. As such, it is subject to all State requirements for
geologic reports and investigations.
43. Site Plan: Application for building permit shall include a competent engineered site
plan that identifies property and proposed structures with dimensions and elevations
as appropriate. Site plan shall also include extensive site drainage details.
44. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspections. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
45. Title 24 Energy Compliance: California Title 24 Energy requirements for Commercial
and Residential structures apply to this project and shall be provided with application
documents at time of submittal.
46. Special Instructions: When a special inspection is required by U.B.C. Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
47. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution
Control Program specification sheet shall be part of plan submittal. The specification
sheet (size 24" X 36") is available at the Building Division service counter.
48. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
Exhibit A -City Council Ord~„dnce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 11
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
Note: To
Obtain th
Division,
application
determine your district, contact the offices identified above.
e School District payment form from the City Building
after the Division has approved the building permit
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
49. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early
as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
in the approval process. Applicant should also consult with P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
50. Construction Fencing: This project shall be property enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems
Public Works Department:
51. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City, have the map be recorded
after approval by the City Council, pay various fees/deposits and submit the map in
a digital format acceptable to the City.
52. Condominium Plan: Prior to building occupancy, the applicant shall submit a
Condominium Plan and submit the map in a digital format acceptable to the City.
53. Preliminary Title Report: Upon submittal of the final map, the applicant shall provide
a current (within the past 6 months) Preliminary Title Report.
54. Riaht-of-Way for Public Street Purposes: Upon recordation of the final map, the
applicant shall fully complete the process to cause additional right-of-way to be
granted in fee for public street purposes along the S. Bascom Avenue frontage to
accommodate 17 feet of right-of-way from curb face to back of walk. The applicant
Exhibit A -City Council Ordi,..~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 12
shall submit the necessary documents for approval by the City Engineer, process
the submittal with City staff's comments and fully complete the right-of-way process.
Additionally the applicant shall grant right of way along the Creekside Way frontage
to accommodate a 10 foot sidewalk, or as required by the City Engineer. The
applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
55. Public Easements: Upon recordation of the final map, the applicant shall grant a 10
foot public service easement on private property contiguous with the public right-of-
way along the Bascom Avenue frontage. The applicant shall grant a public access
easement on private property consistent with the alignment with the
renovated/reconfigured pedestrian access to the creek trail. Additionally the
applicant shall grant a minimum 20 foot public storm drain easement on private
property consistent with the proposed public storm drain modifications. All
easements are subject to the City Engineer's review and approval. The applicant
shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
56. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
57. Private Access Easement: Prior to recordation of final map, the applicant shall
provide the City with necessary documentation to ascertain the applicant's legal right
to use the access easement across the adjacent property along Creekside Way
(1777 S. Bascom Avenue) based on the final approved layout for this
intersection/driveway. The applicant shall obtain a larger and/or reconfigured access
easement from this adjacent property owner. The easement shall increase by adding
an additional 10 foot strip to the east along the east side of the existing easement.
The increase shall be configured such that the easement matches the actual travel
way for appropriate vehicles that may access the site (i.e. fire truck, garbage truck,
etc.). The applicant shall provide the City with recorded documents illustrating the
larger/reconfigured access easement.
58. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
59. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
60. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
Exhibit A -City Council Ordi~.,~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 13
61. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. Prior to occupancy, the design engineer shall
provide written certification that the development has been built per the engineered
grading and drainage plans.
62. Drainage System: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate
that the facilities are functioning normally in accordance with the requirements of the
City.
63. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee set for commercial land use.
64. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
Bascom Avenue:
a. Show location of all existing improvements and utilities including but not limited to
utility boxes, covers, poles, transformers, signs, fiber optic lines, street lighting
conduits and conductors within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles,
transformers, signs, etc. outside of future sidewalk area. No utility boxes, covers,
poles, cabinets, etc. will be allowed in the sidewalk area.
c. Removal of existing sidewalk, curb, gutter, trees and driveway approaches along
entire project frontage or as determined by City Engineer.
d. Installation of Streetscape standards including a 7 foot sidewalk, 10 foot
landscaped park strip, curb, gutter, ADA compliant driveway approaches, City
approved street trees at 30 feet on center, turf and associated irrigation facilities.
e. Modifications to existing storm drainage system in Bascom Avenue to include
upsizing and extending the storm drain main line on Bascom Avenue northward,
installing City standard manholes, and extending any related storm lateral
facilities. Public storm drain lines located on site will need to be removed,
relocated and upsized. All modifications shall meet City standards and shall be
subject to the review and approval by the City Engineer. Public storm drain
easements must be provided on the final map for the approved alignment.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
Exhibit A -City Council Ordi,..~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 14
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Bascom Avenue is scheduled for pavement rehabilitation in the Spring of 2007.
Street improvement plans must show the extent of the utility cuts required for the
proposed development (see utility coordination plan). The applicant must
mitigate the utility cuts through the newly placed overlay as defined in the
pavement restoration plan. This will require the removal and replacement the
newly placed asphalt concrete overlay with one large re-paving, following the
completion of all utility work. The limits of the area of pavement to be removed
and replaced will be as defined by the City Engineer, and may extend to the
outer limits of all utility work.
Creekside Way:
Reconstruction of the 1777 S. Bascom
Creekside Way and project frontage along
Avenue westerly entryway/driveway at
Creekside Way. Plans to include:
a. Show location of all existing improvements and utilities within the existing public
right of way and the access easement from the adjacent parcel.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk and driveway areas. No utility boxes, covers, etc. will be allowed in
the sidewalk or driveway areas.
c. Removal of existing sidewalk, curb, gutter, median barriers, barrier islands and
driveway approach, as required by City Engineer.
d. Installation of City standard curb, gutter, sidewalk, and ADA compliant driveway
approach. Modifications to the entryway to allow for emergency vehicle and solid
waste collection vehicle turning movements as required by City Engineer.
e. Removal and/or reconstruction of existing barrier islands, signing and striping
modifications as approved by the City Engineer.
f. Installation of asphalt concrete overlay per street pavement restoration plan, as
required by the City Engineer.
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of traffic control, stripes and signs.
i. Installation of City approved street trees as required by City Engineer.
j. Construction of conforms to existing public and private improvements, as
necessary.
Exhibit A -City Council Ordi,...nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 15
Pedestrian Access to Creek Trail:
Reconstruction of Pedestrian Access to Creek Trail which may include:
a. Removal of existing concrete ramp and retaining wall and reconstruction of an at
grade pedestrian ramp with enhanced landscaping, lighting, installation of a
drinking fountain and bench along the creek trail, removal of existing fencing
between the creek trail and the proposed development, and removal of existing
landscaping and installation of new irrigated landscaping strip between the creek
trail and the proposed development. Any alternatives to these modifications must
be approved by the City Engineer. Pedestrian access easements must be
provided on the final map for the approved alignment.
b. Relocation and/or replacement of existing improvement and underground utilities as
necessary, and protection of existing facilities to remain.
65. On-site Public Storm Drain Line: As part of the street and on-site grading
improvements the applicant shall have plans prepared that show the following:
a. Removal of the existing public storm drain system from Bascom Avenue to
the Creek outfall and all private connections.
b. Construction of a new upsized storm drain line based on a new alignment
as required by City Engineer.
c. All on-site connections shall be tied into the new public storm drain line at
one on-site location. This tie in point shall be approximately 50 feet from
existing Creek outfall as required by the City Engineer.
66. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip and trees in the public right of way, on Bascom Avenue
and along the Los Gatos creek trail frontage. This includes, but is not limited to:
trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
67. Maintenance of Pedestrian Pathway: Prior to recordation of the final map, the
applicant shall execute a maintenance agreement to maintain the enhanced
pedestrian pathway joining Creekside Way to the Los Gatos Creek Trail adjacent to
the project site. This includes, but is not limited to: lighting, landscaping, irrigation,
decorative treatments, walls, fencing, etc.
68. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
69. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
Exhibit A -City Council Ordi,..~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 16
70. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
71. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bascom Avenue is scheduled for resurfacing in the Spring of 2007. The
pavement restoration plan shall indicate how the street pavement shall be restored
following the installation or abandonment of all utilities necessary for the project.
72. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
73. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
74. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Exhibit A -City Council Ord. _ance
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 17
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
Upon Submission of the preliminary site/grading plans, the applicant shall calculate
and submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requirements.
Prior to recordation of the final map:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project site
has been completed to meet the requirements of the City of Campbell's NPDES
permit, No. 01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works Engineering,
and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
b. The applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this
project.
The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
75. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
Exhibit A -City Council Ord~...~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 18
76. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building or the recordation of the final map, the applicant
shall obtain clearance from the SCVWD.
77. State General Construction Activity Permit: Prior to issuance of any grading or
building permits, the applicant shall comply with the State General Construction
Activity Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP.
Fire Department:
78. Formal Plan Review: Review of this development proposal is limited to accessibility
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 make application to, and receive from, the Building Division all applicable
construction permits.
79. Reauired Fire Flow: The applicant must submit detailed area calculation totals for
each floor level (including all interior common areas) prior to receiving fire flow
requirements.
80. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess
of 2,000 GPM or, in excess of two stories or 35 feet in height, shall be equipped
throughout by an automatic fire sprinkler system, hydraulically designed per National
Fire Protection Association (NFPA) Standard #13.
81. Private On-Site Hydrant(s) Required: Provide three (3) private on-site fire hydrants
installed per NFPA Std. #24, at locations to be determined by the Fire Department.
Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of 250
GPM at 20 psi residual pressure. Prior to design, the project civil engineer shall
meet with the fire department water supply officer to jointly spot the required fire
hydrant locations.
82. Emergency Gate/Access Gate Requirements: Gate installations shall conform to
Fire Department Standard Details and Specification G-1 and, when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks, if provided, shall be fire department approved prior to installation.
83. Public Fire Hydrants(s) Required: Revise site plan to show all existing public
hydrants (on the building side of Creekside Way and Bascom Avenue) which service
the site. Additional public hydrants may be required.
Exhibit A -City Council Ord.. _ance
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 19
84. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet, 6 inches, a minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform
to the Fire Department Standard Details and Specifications sheet A-1.
85. Fire Hydrant Location Identifier: Prior to project final inspection, the general
contractor shall ensure that an approved ("Blue Dot") fire hydrant location identifier
has been placed in the roadway, as directed by the Fire Department.
86. Fire Lane Marking 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.
87. Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner and parking shall not be allowed along roadways less than
28 feet in width. Parking may be permitted along one side of 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 curb face to curb face,
with parking space based on an 8 ft. width.
88. Emergency Gate/ Access Gate Requirements: Gate installations shall conform to
Fire Department Standard Details and Specification G-1 and when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks if provided, shall be Fire Department approved prior to installation.
89. Standpipes Required: Buildings shall be equipped with standpipes designed per
NFPA Std. #14, and be equipped with 2-1/2" inch hose valves, at location
designated by the Fire Department. Standpipes shall be required throughout the
building and in the interior courtyard at locations to be determined by the fire
department. Revised drawings in writing to reflect compliance with this
requirement.
90. Fire Department Key Box Required: The building shall be equipped with a
permanently installed emergency access key lock box (Knox) conforming to Fire
Department Standard Detail-and Specification sheet K-1. At time of final inspection,
access keys shall be provided to the Fire Department.
91. Timing of Required Roadway Installations: Required access roads, up through first
lift of asphalt, shall be installed and accepted by the Fire Department prior to the
start of combustible construction. During construction, emergency access roads
shall be maintained clear and unimpeded. Note that building permit issuance may
Exhibit A -City Council Ord~...~nce
PLN2006-128 - 1677 S. Bascom Avenue -Planned Development Permit
Page 20
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
92. Timing of Required Water Supply Installations: Installation of required fire service(s)
and fire hydrant(s) shall be tested and accepted by the Fire Department prior to the
start of framing or delivery of bulk combustible materials. Building permit issuance
may be withheld until installations required installations are completed, tested and
accepted.
93. New Commercial Buildings: All new commercial buildings shall comply with
standard specification SI-7 for construction site fire safety.
94. Access to Buildings/ Landscaping Requirements: Landscaping shall not obstruct
Fire Department ladder access to buildings. The building permit submittal shall
include a landscape drawing which reflects the location of all landscaping, to include
how Fire Department ladder access will be provided around all buildings. An
approved walkway shall be provided on all sides of the building(s) leading from the
fire access roadway to the exterior openings of the building(s). The landscape plans
shall provide ladder access at 75 degree angles to all bedrooms at street side of
buildings and in the courtyard. The site plan shall show the three access points to
the podium deck. The drawings must clearly show the access points onto the
podium deck without having to go into the building.
95. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their backgrounds.
96. Easements: Provide a copy of the recorded easement which allows egress across
the adjacent parcel on to Creekside Way.
MEMORANDUM
To: K' Brosseau
P 1 nner z z , ,Community Development Department
TT~J'
From: Jan; Hemsley
De ` uty City Clerk
Date: ~ gust 9, 2007
Subject: Zone Change (PLN 2006-126); PD Permit (PLN 2006-128); Tentative
Subdivision Map (PLN 2006-127); and Tree Removal Permit (PLN
2006-129) - 1677 S. Bascom Avenue - Mr. A nthony Ho
At the regular meeting of August 7, 2007 the City Council held a public hearing to
consider the application of Mr. Anthony Ho, on behalf of Bascom Financial, LLC. For a
Zone Change (PLN 2006-126) from P-D to C-PD; a Planned Development Permit (PLN
2006-128) for the construction of a new four-story mixed-use building; a Tentative
Subdivision Map (PLN 2006-127) to subdivide the property; and a Tree Removal Permit
(PLN 2006-129) for property located at 1677 S. Bascom Avenue.
Following lengthy City Council discussion and deliberation, the City Council took the
following action. It should be noted that the following actions were adopted/approved by
a 3-2-0 vote, with Councilmembers Kennedy and Hernandez voting no.
1. Adopted Resolution 10801 approving a Mitigated Negative Declaration,
incorporating findings, for the subject mixed-use project;
2. Gave first reading to Ordinance 2087 approving a Zone Change from P-D
(Planned Development) to C-PD (Condominium Planned Development),
incorporating findings, for property located at 1677 S. Bascom Avenue. Second
reading of this Ordinance is agendized for September 4, 2007.
3. Gave first reading to Ordinance 2088 approving a Planned Development Permit ,
incorporating findings and subject to the attached Conditions of Approval, to
allow the construction of a new four-story mixed-use building on property located
at 1677 S. Bascom Avenue. Second reading of this Ordinance is agendized for
September 4, 2007.
4. Adopted Resolution 10802 approving a Tentative Subdivision Map to subdivide
the property located at 1677 S. Bascom Avenue, incorporating findings and
subject to the attached Conditions of Approval; and
L REQUE~
There were no
COUNCI
I Requests.
)UNCEMENTS
• The CR CODICES will be performing 70's, 80s and contemporary sounds at the
Summe Concert August 9, 2007 from 6:30 to 8:00 p.m. The 9th and last concert
of the S ason will be held on August 16 featuring SAGE, a rhythm and blues
dance b nd.
• The C mmunity Development Department invites interested parties to a
Commu ity Meeting to introduce the Draft Upper South Winchester Boulevard
Plan to e held on Monday, August 27 at 7:00 p.m. in the Council Chamber.
Please ontact the Department at 866-2140 if you have any questions.
• A cere ony commemorating the completion of the landscaping at the Hacienda
Avenue Perc Ponds is tentatively scheduled for 4:00 p.m. on Tuesday,
Septem er 4. This was a joint project of the City and the Santa Clara Valley
Water District, who own the property.
• On Sat rday, September 15, the Campbell Historical Museum &Ainsley House
Founds on will hold a fundraising recycling event called "JUNKYARD DAY" at
the City Hall parking lot from 9:00 a.m. to 3:00 p.m. Load up your recyclable
items a d bring them to City Hall and help support the Historical Museum &
Ainsley House! Call the Museum at 866-2757 for more information or visit
www.Ca bellMuseumFoundation.or .
• Finally, he August 21 Council meeting was cancelled for vacation purposes.
The ne Council meeting will be held on September 4. I hope all of you enjoy
the rest f your summer!
IC HEAialN
18. Public Baring to consider the application of Mr. Anthony Ho, on behalf of
Basco Financial, LLC, for a Zone Change (PLN2006-126) from P-D
(Planne Development) to C-PD (Condominium-Planned Development); a
Tentati a Parcel Map (PLN2006-127) to subdivide the property; a Planned
Develo ment Permit (PLN2006-128) to allow the construction of a mixed-
use pr 'ect consisting of a new four-story mixed-used building; and a Tree
Remov I Permit (PLN2007-129) to allow the removal of 35 trees on property
owned by Bascom Financial California, LLC, located at 1677 S. Bascom
Avenue in a P-D (Planned Development) Zoning District (Introduction of
Ordina ce/Resolutions/Roll Call Vote)
This is he time and place for a Public Hearing to consider the application of Mr.
Anthon Ho, on behalf of Bascom Financial, LLC, for a Zone Change (PLN2006-
126) f m P-D (Planned Development} to C-PD (Condominium-Planned
Develo ment); a Tentative Parcel Map (PLN2006-127) to subdivide the property;
a Plan ed Development Permit (PLN2006-128) to allow the construction of a
Minute= of 8/7/207 Citu Council Nieetina
mixed-u e project consisting of a new four-story mixed-used building; and a Tree
Remov I Permit (PLN2007-129) to allow the removal of 35 trees on property
owned y Bascom Financial California, LLC, located at 1677 S. Bascom Avenue
in a P-D (Planned Development) Zoning District.
Planner~ll Brosseau -Staff report dated August 7, 2007.
Council ember Hernandez requested clarification regarding the trip generation
count n tubers contained in the Traffic Study.
Mark Sbencer, DKS Associates, responded to Councilmember Hernandez's
request.
Mayor urtado stated that the current parking requirements of 3'/z spaces per 2
or mor bedroom condominiums may be too excessive and that it might be
opportu e for staff to revisit this standard to see if it is too high.
Mayor urtado declared the public hearing open and asked if anyone in the
audien wished to be heard.
Kimberl Fitzgerald, Campbell resident, appeared before the City Council and
spoke i regard to the increased traffic, noise, and taxes that this project would
inflict n the surrounding neighborhoods. Ms. Fitzgerald also questioned
whethe there had been a linkage between the traffic study for this project and
the tra c studies prepared for other recent developments in the City.
Mayor f~urtado responded to Ms. Fitzgerald's comments.
Mark pencer, DKS Associates, responded to Ms. Fitzgerald's question
regardi g the cumulative effect on traffic from this project and other
develo ments in the area.
There Being no one else wishing to speak, Mayor Furtado closed the public
hearina
City C uncil discussion followed regarding the density, architectural design,
parking concerns, and traffic impacts of this project. The Council also discussed
the po sible option of continuing this project to request additional design and
density amendments.
Mr. Phi Boyce, property owner, requested that he be granted an opportunity to
addres the Council.
With tt~e consent of the whole Council, Mayor Furtado re-opened the public
hearin .
Mr. Ph I Boyce, property owner, appeared before the City Council and spoke
regardi g the design of this project and the reasons for it.
Minutes of 8/7/2007 City Council Meeting 8
Mayor F~rtado closed the public hearing.
M/S: He nandez/Kennedy: -that the City Council continue this item to a
date un ertain with the direction for staff to work with the developer to look
at the a ternatives for addressing some of the impacts of the traffic and
parking deficit and revisit the architectural design, in particular the 75'
towers nd dome, and other exterior elements to a style more consistent
with oth r compatible styles, e.g. those highlighted in the Campbell Avenue
Master Ian, from a design standpoint, as that is more in keeping with the
wishes f the community and the Council.
Followi~g City Council discussion on the motion, the motion failed by the
followin roll call vote:
AYES: l~ouncilmembers:
NOES: Councilmembers:
Kennedy, Hernandez
Low, Burr, Furtado
MlS: BurrlLow - that the City Council adopt Resolution 10801,
incorpo ating findings, approving a Mitigated Negative Declaration for the
mixed-u a project; introduce Ordinance 2087 approving a Zone Change
(PLN 2 06-126) from P-D (Planned Development) to C-PD (Condominium-
Planne Development) for property located at 1677 S. Bascom Avenue for
first rea ing; introduce Ordinance 2088 approving a Planned Development
Permit (PLN 2006-128) for the construction of a new mixed-use
develop ent on property owned by Bascom Financial California, LLC,
located t 1677 S. Bascom Avenue in a P-D (Planned Development) Zoning
District, incorporating Findings and subject to Conditions of Approval for
first re ding; adopt Resolution 10802 approving a Tentative Parcel Map
(PLN 2 06-127) to create one land parcel and 123 air parcels on property
owned y Bascom Financial California, LLC, located at 1677 S. Bascom
Avenue in a P-D (Planned Development) Zoning District, incorporating
Finding and subject to Conditions of Approval; and adopt Resolution
10803 pproving a Tree Removal Permit (PLN 2006-129) to allow the
remova of 35 protected trees on property owned by Bascom Financial
Califor ia, LLC, located at 1677 S. Bascom Avenue in a P-D (Planned
Develo ment) Zoning District, incorporating Findings and subject to
Conditi ns of Approval.
Follow~g discussion on the motion, the motion was adopted by the
followi g roll call vote:
AYES: ~Councilmembers: Low, Burr, Furtado
NOES: ~Counciimembers: Kennedy, Hernandez
Minutes of 8l712~07 City Council Meeting 7
The City Clerk read the title of Ordinance 2087 and Ordinance 2088.
19
MlS: B~r/Low -that further reading of Ordinance 2087 and Ordinance 2088
be waiv d. Motion adopted unanimously.
Placing Cost of Abating Hazardous Vegetation on the Property Tax
Assess ent Roll (ResolutionlRoll Call Vote)
This is he time and place for a public hearing to consider placing the cost of
Abating Hazardous Vegetation on the Property Tax Assessment Roll.
Associate Planner Haley -Staff report dated August 7, 2007.
Mayor urtado declared the public hearing open and asked if anyone in the
audienc wished to be heard. There being no one wishing to speak, Mayor
Furtado closed the public hearing.
MlS: nnedy/Low -that the City Council adopt Resolution 10804 placing
the co of abating hazardous vegetation on the Property Tax Assessment
Roll. M lion adopted by the following roll call vote:
AYES: ~ouncifinembers: Kennedy, Hernandez, Low, Burr, Furtado
NOES: Gouncilmembers: None
FINISHED BUSINESS
There were nod agendized items.
NEW
20. Appro I of Proposed site for Campbell Veterans' Memorial and Authorize
a Req est for Proposals for Landscape Architectural Services and
Associ led Actions (Resolution/Roll Call Vote)
Acting ublic Works Director laquinto -Staff Report dated August 7, 2007.
Mayor urtado requested that the City Council take action on the preferred site,
the iss ance of a Request for Proposals (RFP) for landscape architectural
design services and authorizing the Public Works Director to enter into an
agree ent for design services in an amount not to exceed $30,000; and approve
a budg t adjustment as one motion. He further requested that the authority to
enter i to an agreement with the Campbell Veterans' Memorial Committee for
reimbu sement of City costs for landscape architectural services be made as a
separa e motion. He stated that he wished to participate in the discussion and
vote r garding the first motion. He would then recuse himself from the
discus ion and vote of the second motion citing a conflict of interest.
Minutes of 8/712007 City Council Meeting E
~" ~~,
r.
V r
~I~'~ c~~ CAMPBELL.
Citv C(erks Office
August 9, 2007
Mr. Anthony Ho
LPMD Architects
2620 Augustine Drive, #130
Santa Clara, CA 95054
Dear Mr. Ho:
At the regular meeting of August 7, 2007, the City Council held a public hearing to
consider your application, on behalf of Bascom Financial, LLC, for a Zone Change (PLN
2006-126) from P-D (Planned Development) to C-PD (Condominium Planned
Development); a Planned Development Permit (PLN 2006-128) for the construction of a
new four-story mixed-use building; a Tentative Subdivision Map (PLN 2006-127) to
subdivide the property; and a Tree Removal Permit (PLN 2006-129) to allow the removal
of thirty-five trees, on property located at 1677 S. Bascom Avenue.
After hearing public testimony and following City Council discussion and deliberation, the
City Council took the following action:
1. Adopted Resolution No. 10801 approving s Mitigated Negative Declaration for the
mixed-use project. Please note that this Resolution was adopted by a 3-2-0 vote, with
Councilmembers Kennedy and Hernandez voting no. A certified copy of this
Resolution is attached for your records.
2. Gave first reading to Ordinance 2087 approving a Zone Change from P-D (Planned
Development) to C-PD (Condominium Planned Development), incorporating findings,
for property located at 1677 S. Bascom Avenue. Second reading and adoption of this
Ordinance is scheduled for the regular City Council meeting of September 4, 2007. A
certified copy of the Ordinance will be forwarded to you after that date. Please note
that first reading of this Ordinance was approved by a 3-2-0 vote, with
Councilmembers Kennedy and Hernandez voting no.
Continued .....
Page 2 - 1677 S. Bascom Avenue
3. Gave first reading to Ordinance 2088 approving a Planned Development Permit to
allow the construction of a new four-story mixed-use building at property located at
1677 S. Bascom Avenue, incorporating findings and subject to the attached Conditions
of Approval. Second reading and adoption of this Ordinance is scheduled for the
regular City Council meeting of September 4, 2007. A certified copy of the Ordinance
will be forwarded to you after that date. Please note that first reading of this
Ordinance was approved by a 3-2-0 vote, with Councilmembers Kennedy and
Hernandez voting no.
4. Adopted Resolution No. 10802 approving a Tentative Subdivision Map to subdivide the
property located at 1677 S. Bascom Avenue, incorporating findings and subject to the
attached Conditions of Approval. Please note that this Resolution was adopted by a 3-
2-0 vote, with Councilmembers Kennedy and Hernandez voting no. A certified copy
of this Resolution is attached for your records.
5. Adopted Resolution No. 10803 approving a Tree Removal Permit to remove thirty-five
protected trees on property located at 1677 S. Bascom Avenue, incorporating findings
and subject to the attached Conditions of Approval. Please note that this Resolution
was adopted by a 3-2-0 vote, with Councilmembers Kennedy and Hernandez voting no.
A certified copy of this Resolution is attached for your records.
Please note that the time within which judicial review of this action must be sought is
governed by Section 1094.6 of the California Code of Civil Procedure, unless another
statute (such as California Government Code Section 65009 or some other applicable
provision of law) sets forth a more specific time period.
Should you have any questions in regard to the City Council's action, please do not
hesitate to contact this office (866-2117) or Kim Brosseau, Planner II, Community
Development Department.
6incerely,
u I J'Y~
Janette Hemsley
Deputy City Clerk
Attachments
cc. Bascom Financial, LLC., P O Box 2400, Saratoga, CA 95070-0400
Kim Brosseau, Planner II
RESOLUTION NO. io8oi
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING A MITIGATED NEGATIVE DECLARATION
FOR THE MIXED-USE DEVELOPMENT PROJECT PROPOSED FOR
1677 S. BASCOM AVENUE. APPLICATION OF MR. ANTHONY HO.
FILE NO.: PLN2006-128.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the Planning
Commission did determine that the adoption of a Mitigated Negative Declaration
provides full and adequate environmental review for Approval of a Planned
Development Permit (PLN2006-128) to allow a mixed-use development including
14,045 square feet of retail space, at-grade and below-grade parking and 123
condominium units.
The City Council finds as follows:
1. An Initial Study has been prepared for the Boyce project located at 1677 S. Bascom
Avenue, which provides documentation for the factual basis for concluding that a
Mitigated Negative Declaration may be adopted since no substantial evidence
exists, in light of the whole record, that the project may have a significant effect on
the environment. The project consists of the development of a new four-story
mixed-use building, and the removal of thirty-five protected trees.
2. The Mitigated Negative Declaration describes the reasons that the Boyce Project will
not have a significant effect on the environment and therefore does not require the
preparation of an Environmental Impact Report, pursuant to the California
Environmental Quality Act Guidelines.
3. There are no responsible agencies or trustee agencies responsible for resources
affected by the Boyce Project.
4. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative
Declaration to the public via the Campbell Express and the County Clerk.
5. The City of Campbell provided a 20-day public review period of the draft Mitigated
Negative Declaration pursuant to the California Environmental Quality Act
Guidelines. The 20-day public review period was between June 6, 2007 and June
26, 2007.
6. The mitigation measures identified in the Mitigated Negative Declaration are
included as conditions of approval of the Site and Architectural Review Permit.
City Council Resolution
Adopting a Mitigated Negative Declaration
PLN2006-126/127/128 & 129 -1677 S. Bascom Avenue -Mixed Use Development
Page 2
7. The Mitigated Negative Declaration reflects the independent judgment and analysis of
the Planning Commission.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
conditions of approval, will have a significant adverse impact on the environment.
2. The Custodian of the Record for the Mitigated Negative Declaration and Initial Study is
the City Clerk of the City of Campbell, located at 70 North First Street, Campbell,
California.
PASSED AND ADOPTED this stn
roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
day of August
Low, Burr, Furtado
Kennedy, Hernandez
None
None
APPROVED
ATTEST
2007, by the following
~~YV
Daniel E. Furtado, Mayo
F:
(~ G~e~-
Aisne Bybe perk
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....,s .
RESOLUTION NO. 10802
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE PARCEL MAP (PLN2006-
127) TO CREATE ONE LAND PARCEL AND 123 AIR PARCELS ON
PROPERTY OWNED BY BASCOM FINANCIAL CALIFORNIA, LLC,
1677 S. BASCOM AVENUE IN A P-D (PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MR. ANTHONY HO. FILE
NO: PLN2006-127.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to File No. PLN2006-127:
1. The creation of one lot, 123 condominium "air space" units, one common residential
"air space", and one retail "air space" is consistent with the Commercial/Professional
Office/Residential (up to 27 units per gross acre) General Plan land use designation.
2. The maximum density allowed under the General Plan is 27 units per gross acre and
the project provides 26.78 units per gross acre.
3. All condominium developments in the City are required to be located within a C-PD
(Condominium-Planned Development) Zoning District. The proposed residential
condominium project is consistent with the C-PD Zoning District.
4. The proposed project includes provisions for access to natural air and light for all of
the units.
5. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
6. The Tentative Subdivision Map has been distributed to local agencies, including
Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley
Transportation Authority and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the project.
7. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based on the foregoing findings of fact, the City Council further finds and concludes
that:
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 2
1. The proposed Tentative Subdivision Map is consistent with the General Plan and
Zoning Ordinance of the City.
2. The proposed Tentative Subdivision Map does not impair the balance between the
housing needs of the region and the public service needs of its residents and
available fiscal and environmental resources.
3. The design of the Tentative Subdivision Map provides, to the extent feasible, for
future passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the City Council approves a Tentative Parcel
Map (PLN2006-127) to allow the creation of one land parcel and 123 air parcels on
property owned by Bascom Financial California, LLC, located at 1677 S. Bascom
Avenue in a P-D (Planned Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. 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
Planning Division:
1. Approved Project: Approval is granted for a Tentative Subdivision Map to create
one lot, 123 residential condominium "air space" units, one common residential "air
space", and one retail "air space" located at 1677 S. Bascom Avenue. The
Subdivision Map shall substantially conform to the Tentative Subdivision Map
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 3
prepared by Creegan and D'Angelo Engineers and dated as received by the
Planning Division on July 2, 2007, except as may be modified by the conditions of
approval herein.
2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of
two years from the date of final City Council approval unless an extension is granted
prior to the expiration date.
3. Tentative Subdivision Map: The Planned Development Permit approval is
contingent upon recordation of the Final Subdivision Map to divide the subject
property. The Final Subdivision Map shall be recorded prior to the issuance of
building permits.
4. Park Impact Fee: A park impact fee is due upon development of the site, based on
the development density of greater than 21 units per acre, and shall be paid to the
City. Prior to recordation of the Final Subdivision Map, 75% of this fee is due. The
remaining 25% is due prior to issuance of a certificate of building occupancy.
5. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
existing structures shall be secured by having windows boarded up and doors
sealed shut, or be demolished or removed from the property (Section 11.201 and
11.414, 1985 Ed. Uniform Fire Code).
6. Covenants, Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the
project;
c. Definition of common areas to be maintained and provision of maintenance for
these areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of
common areas and shared building walls and roofs to be repaired, repainted,
and/or replaced as necessary;
e. Provision to provide on-going maintenance of the required landscaping for the
project;
f. Provision for the availability of interior garage space for the parking of vehicles at
all times;
g. Provision to prohibit the use of parking spaces for storage purposes, including
boats, trailers and recreational vehicles;
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 4
h. Provision to control and enforce parking for the residential and commercial uses.
i. Provision to ensure that the tandem parking spaces will be grouped with the
standard space in front of it and assigned to the same unit so that the tandem
spaces will not have to be shared by more than one household; and
j. Prohibition of building mounted antennae.
k. Requirement of white window coverings (as viewed from building exterior).
PUBLIC WORKS DEPARTMENT
7. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City, have the map be recorded
after approval by the City Council, pay various fees/deposits and submit the map in
a digital format acceptable to the City.
8. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City, have the map be recorded
after approval by the City Council, pay various fees/deposits and submit the map in
a digital format acceptable to the City.
9. Condominium Plan: Prior to building occupancy, the applicant shall submit a
Condominium Plan and submit the map in a digital format acceptable to the City.
10. Preliminary Title Report: Upon submittal of the final map, the applicant shall provide
a current (within the past 6 months) Preliminary Title Report.
11. Right-of-Way for Public Street Purposes: Upon recordation of the final map, the
applicant shall fully complete the process to cause additional right-of-way to be
granted in fee for public street purposes along the S. Bascom Avenue frontage to
accommodate 17 feet of right-of-way from curb face to back of walk. The applicant
shall submit the necessary documents for approval by the City Engineer, process
the submittal with City staffs comments and fully complete the right-of-way process.
Additionally the applicant shall grant right of way along the Creekside Way frontage
to accommodate a 10 foot sidewalk, or as required by the City Engineer. The
applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
12. Public Easements: Upon recordation of the final map, the applicant shall grant a 10
foot public service easement on private property contiguous with the public right-of-
way along the Bascom Avenue frontage. The applicant shall grant a public access
easement on private property consistent with the alignment with the
renovated/reconfigured pedestrian access to the creek trail. Additionally the
applicant shall grant a minimum 20 foot public storm drain easement on private
property consistent with the proposed public storm drain modifications. All
easements are subject to the City Engineer's review and approval. The applicant
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 5
shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
13. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
14. Private Access Easement: Prior to recordation of final map, the applicant shall
provide the City with necessary documentation to ascertain the applicant's legal right
to use the access easement across the adjacent property along Creekside Way
(1777 S. Bascom Avenue) based on the final approved layout for this
intersection/driveway. The applicant shall obtain a larger and/or reconfigured access
easement from this adjacent property owner. The easement shall increase by adding
an additional 10 foot strip to the east along the east side of the existing easement.
The increase shall be configured such that the easement matches the actual travel
way for appropriate vehicles that may access the site (i.e. fire truck, garbage truck,
etc.). The applicant shall provide the City with recorded documents illustrating the
larger/reconfigured access easement.
15. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
16. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
17. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
18. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. Prior to occupancy, the design engineer shall
provide written certification that the development has been built per the engineered
grading and drainage plans.
19. Drainage S sy tem: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate
that the facilities are functioning normally in accordance with the requirements of the
City.
20. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee set for commercial land use.
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 6
21. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
Bascom Avenue:
a. Show location of all existing improvements and utilities including but not limited to
utility boxes, covers, poles, transformers, signs, fiber optic lines, street lighting
conduits and conductors within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles,
transformers, signs, etc. outside of future sidewalk area. No utility boxes, covers,
poles, cabinets, etc. will be allowed in the sidewalk area.
c. Removal of existing sidewalk, curb, gutter, trees and driveway approaches along
entire project frontage or as determined by City Engineer.
d. Installation of Streetscape standards including a 7 foot sidewalk, 10 foot
landscaped park strip, curb, gutter, ADA compliant driveway approaches, City
approved street trees at 30 feet on center, turf and associated irrigation facilities.
e. Modifications to existing storm drainage system in Bascom Avenue to include
upsizing and extending the storm drain main line on Bascom Avenue northward,
installing City standard manholes, and extending any related storm lateral
facilities. Public storm drain lines located on site will need to be removed,
relocated and upsized. All modifications shall meet City standards and shall be
subject to the review and approval by the City Engineer. Public storm drain
easements must be provided on the final map for the approved alignment.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Bascom Avenue is scheduled for pavement rehabilitation in the Spring of 2007.
Street improvement plans must show the extent of the utility cuts required for the
proposed development (see utility coordination plan). The applicant must
mitigate the utility cuts through the newly placed overlay as defined in the
pavement restoration plan. This will require the removal and replacement the
newly placed asphalt concrete overlay with one large re-paving, following the
completion of all utility work. The limits of the area of pavement to be removed
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 7
and replaced will be as defined by the City Engineer, and may extend to the
outer limits of all utility work.
Creekside Way:
Reconstruction of the 1777 S. Bascom Avenue westerly entryway/driveway at
Creekside Way and project frontage along Creekside Way. Plans to include:
a. Show location of all existing improvements and utilities within the existing public
right of way and the access easement from the adjacent parcel.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk and driveway areas. No utility boxes, covers, etc. will be allowed in
the sidewalk or driveway areas.
c. Removal of existing sidewalk, curb, gutter, median barriers, barrier islands and
driveway approach, as required by City Engineer.
d. Installation of City standard curb, gutter, sidewalk, and ADA compliant driveway
approach. Modifications to the entryway to allow for emergency vehicle and solid
waste collection vehicle turning movements as required by City Engineer.
e. Removal and/or reconstruction of existing barrier islands, signing and striping
modifications as approved by the City Engineer.
f. Installation of asphalt concrete overlay per street pavement restoration plan, as
required by the City Engineer.
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of traffic control, stripes and signs.
i. Installation of City approved street trees as required by City Engineer.
j. Construction of conforms to existing public and private improvements, as
necessary.
Pedestrian Access to Creek Trail:
Reconstruction of Pedestrian Access to Creek Trail which may include:
a. Removal of existing concrete ramp and retaining wall and reconstruction of an at
grade pedestrian ramp with enhanced landscaping, lighting, installation of a
drinking fountain and bench along the creek trail, removal of existing fencing
between the creek trail and the proposed development, and removal of existing
landscaping and installation of new irrigated landscaping strip between the creek
trail and the proposed development. Any alternatives to these modifications must
be approved by the City Engineer. Pedestrian access easements must be
provided on the final map for the approved alignment.
b. Relocation and/or replacement of existing improvement and underground utilities
as necessary, and protection of existing facilities to remain.
22. On-site Public Storm Drain Line: As part of the street and on-site grading
improvements the applicant shall have plans prepared that show the following:
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 8
a. Removal of the existing public storm drain system from Bascom Avenue to the
Creek outfall and all private connections.
b. Construction of a new upsized storm drain line based on a new alignment as
required by City Engineer.
c. All on-site connections shall be tied into the new public storm drain line at one
on-site location. This tie in point shall be approximately 50 feet from existing
Creek outfall as required by the City Engineer.
23. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip and trees in the public right of way, on Bascom Avenue
and along the Los Gatos creek trail frontage. This includes, but is not limited to:
trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
24. Maintenance of Pedestrian Pathway: Prior to recordation of the final map, the
applicant shall execute a maintenance agreement to maintain the enhanced
pedestrian pathway joining Creekside Way to the Los Gatos Creek Trail adjacent to
the project site. This includes, but is not limited to: lighting, landscaping, irrigation,
decorative treatments, walls, fencing, etc.
25. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
26. Water Meter(s~ and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
27. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
28. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bascom Avenue is scheduled for resurfacing in the Spring of 2007. The
pavement restoration plan shall indicate how the street pavement shall be restored
following the installation or abandonment of all utilities necessary for the project.
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 9
29. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
30. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
31. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
Upon Submission of the preliminary site/grading plans, the applicant shall calculate
and submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requirements.
Prior to recordation of the final map:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project site
has been completed to meet the requirements of the City of Campbell's NPDES
permit, No. 01-119, Provision C.3.
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 10
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works Engineering,
and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
b. The applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this
project.
The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
32. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
33. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building or the recordation of the final map, the applicant
shall obtain clearance from the SCVWD.
34. State General Construction Activity Permit: Prior to issuance of any grading or
building permits, the applicant shall comply with the State General Construction
Activity Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP.
City Council Resolution
PLN2006-127 - 1677 S. Bascom Avenue -Tentative Parcel Map
Page 11
PASSED AND ADOPTED this
following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCIL MFMf3FR$•
7th day Of August
Low, Burr, Furtado
Kennedy, Hernandez
None
None
2007, by the
APPROVED: ~
Daniel E. Furtado, Mayor
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Anrie Bybee, ity CI rK
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