CC Ordinance 2177ORDINANCE NO. 21~~
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION TO A
PREVIOUSLY-APPROVED PLANNED DEVELOPMENT
PERMIT (PLN2013-238) TO ALLOW THE CONSTRUCTION
OF A FIVE-STORY OFFICE BUILDING WITH TWO LEVELS
OF UNDERGROUND PARKING; A SEVEN STORY PARKING
STRUCTURE WITH TWO LEVELS OF UNDERGROUND
PARKING; AND TO EXTEND THE PLANNED DEVELOPMENT
EXPIRATION DATE FOR FIVE YEARS ENDING ON JUNE 11,
2019, ON PROPERTY LOCATED AT 675 CREEKSIDE WAY
IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. SCOTT TROBBE, ON BEHALF OF
HAMILTON CAMPBELL, LLC.
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 PLN2013-238:
Environmental Finding
1. 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).
Evidentiary Findings
2. The project site is located on the west side of Creekside Way south of the Highway 17
Off-ramp and is approximately 151,937 square feet in size.
3. The project site is zoned P-D (Planned Development) on the City of Campbell Zoning
Map.
4. The project site is designated General Commercial on the City of Campbell General
Plan Land Use Map.
5. The project site is bordered by Highway 17 to the north and west, and office, retail and
open space uses to the south and east.
6. The proposed project will be compatible with the underlying General Plan land use
designation.
City Council Ordinance
PLN2013-238 - 675 Creekside Way -Modification to Planned Development Permit
Page 2
7. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required Conditions of Approval, will have a
significant adverse impact on the environment.
8. Conditions required the submittal of a Storm Drain Area Fee of $2,730 and a deposit
of approximately $66,550 for the purpose of purchase and installation of traffic signal
improvements. Use of fees are for improvements to storm drain facilities that directly
serve the subject property and for the purchase/installation of signals, video detection
equipment for the intersections of Creekside/Hwy 17 and Campisi/Bascom, new
controller for Creekside/Campisi, and connection of the new video cameras to the
SMART Corridor fiber optic system.
9. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
]0. There is a reasonable relationship between the use of the fees and deposit imposed
upon the project and the type of development project in that the Storm Drain Fee is
established by lot size of individually developed properties and will be used to
maintain the City's storm drain system and the deposit will be used to improve the
adjacent transportation network created by the trip demand associated with the new
development
11. There is a reasonable relationship between the amount of the deposit and the cost of
the public facility attributable to the development on which the fee and deposit is
imposed in that the Storm Drain Fee_ represents cone-time fee for the property based
on its development, which will result in water runoff that needs to be appropriately
conveyed and the deposit will improve the area's circulation network associated with
increased vehicle trips.
12. The Planning Commission's recommended Conditions of Approval are attached.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.12.030(H6), -the Planning Commission further finds and concludes that:
The proposed development or uses clearly would result in a more desirable
environment and use of land than would be possible under any other zoning district
classification;
2. The proposed development would be compatible with the General Plan and will aid in
the harmonious development of the immediate area;
3. The proposed development will not result in allowing more residential units that would
be allowed by other residential zoning districts which are consistent with the general
plan designation of the property; and
City Council Ordinance
PLN2013-238 - 675 Creekside Way -Modification to Planned Development Permit
Page 3
4. The proposed development would not be detrimental to the health, safety or welfare of
the neighborhood or of the city as a whole.
THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development
Permit (PLN2013-237) to allow the construction of a five-story office building with two
levels of underground parking, a seven story parking structure with two levels of
underground parking, and to extend the Planned Development Permit Permit expiration
date for five years ending on June 11, 2019, on property located at 675 Creekside Way.
SECTION ONE: That this Ordinance be adopted to approve a Planned Development
Permit (PLN2013-237) (PLN2013-237) to allow the construction of a five-story office
building with two levels of underground parking, a seven story parking structure with two
levels of underground parking, and to extend the Planned Development Permit Permit
expiration date for five years ending on June 11, 2019, on property located at 675
Creekside Way, 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 zna day Of June 2014, by the following roll
call vote:
AYES: COUNCILMEMBERS: Low, xotowski, cristina, Waterman
NOES: COUNCILMEMBERS: Baxer
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
f
APPROVED:
Richard M. Waterman, Mayor
ATTEST:
Anne Bybee, City Clerk
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 1
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 ahd 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 Site and Architectural Review Permit
(PLN2013-237) to allow for the construction of a one-story office building reduced in
size from 11,500 square feet in area to meet the parking requirements on site located
at 705 Creekside Way. The project shall substantially conform to the project plans
stamped as received by the Planning Division on April 2, 2014, except as may be
modified by the Conditions of Approval herein.
2. Permit Expiration: The Planned Development Permit approval shall be valid for five (5)
years from the date of final approval (expiring June 11, 2019). Within this five-year
period, an application for a building permit must be submitted. Failure to meet this
deadline will result in the Planned Development Permit being rendered void.
3. Planning Final Reguired:Planning Division clearance is required prior to Building Permit
final.Construction not in substantial compliance with the approved project plans shall
not be approved without prior authorization of the necessary approving body.
4. CEQA Mitigation Measures:
a. Mitigation Measure AES - 1:
1.1 The building will need to either effectively screen reflected light through
landscaping and/or be constructed with low reflective glass to reduce the
amount of glare that could reflect on to adjoining properties and right-of-way.
b. Mitigation Measure AIR -1:
1.1 Use dust-proof chutes for loading construction debris onto trucks.
1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind.
1.3 Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard.
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 2
1.4 Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
1.5 Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
1.6 Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
1.7 Install erosion control measures to prevent runoff from the project site.
c. Mitigation Measure BIO-1
1.1 A breeding bird survey should be conducted by a qualified biologist within the
study area and the surrounding 100-foot area 14 days before the initiation of
work (during the avian breeding season). The biologist should established
suitable buffer areas around active nests. The biologist-may either monitor the
nest while work is conducted within the buffer area and determine whether or
not the buffer area may be reduced, or work can be avoided in the buffer area
entirely until the biologist determines that the nest has fledged or failed.
d. Mitigation Measure CUL - 1
1.1 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 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.
e. Mitigation Measure CUL-2
2.1 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.
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 3
f. Mitigation Measure GEO - 1
1.1 The applicant shall comply with the recommendations in the Updated
Geotechnical Investigation, dated October 3, 2013 by Cornerstone Earth
Group. Such recommendations shall be incorporated into the project's final
engineering design to minimize the damage from seismic shaking, unsuitable
fill, and other geological deficiencies. The project shall use standard
engineering techniques and conform to the requirements of the International
Building Code to reduce the potential for seismic damage and risk to future
occupants.
g. Mitigation Measure NOISE -1
1.1. 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.
1.2. Truck routes to and from the construction site shall be established to avoid
access to the project site via residential streets where possible.
1.3. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
1.4. Unnecessary idling of internal combustion engines shall be strictly prohibited.
1.5. 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.
1.6. 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.
5. Building Signage: Proposed building signage is inconsistent with the current zoning
ordinance and shall be removed from the building elevation prior to building permit
submittal. Any proposed signage will need to meet current zoning ordinance standards
for signage.
6. Landscape Plan: The applicant shall submit four (4) sets of a final landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with 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
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 4
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 15-gallon size.
b. Screening type of trees shall be installed in private yard areas to buffer adjacent
uses. .
c. Landscape and paving maintenance shall be an on-going responsibility of the
property owner and shall include routine pruning of trees and shrubs, maintenance
of the automatic irrigation system and the replacement of damaged or diseased
plant materials. Applicant shall obtain encroachment permits from the City of
Campbell for all work performed within the right-of-way.
d. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings and parking areas.
e. All parking area landscape areas shall be protected by 6-inch high poured in' place
concrete curbs.
f. All landscaping shall be installed prior to building occupancy.
g. New street trees shall be added per the approved landscape plans to provide a
continuous tree planting along the street frontage.
7. Tree Removal Permit: A tree removal permit will be required for the removal of any
protected trees or trees that were part of any previously approved plans and shall be
replaced with a commensurate number of trees on site in accordance with the. City
Tree Ordinance. Replacement trees will need to be a minimum 24-inch box size of a
tree species and location either according to the approved landscape plans or by the
Community Development Director in accordance with the City's Tree Protection
Regulations.
The existing redwood trees along the northern PG&E property line that may need to be
removed to construct the proposed parking structure will need to be relocated onsite or
a tree removal permit will need to be obtained:
8. On-Site Lighting: 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
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with
all applicable Conditions of Approval, ordinances, laws and regulations. Lighting
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 6.75 Creekside Way
Page 5
fixtures shall be of a decorative design to be compatible with the site architecture and
shall incorporate energy saving features.
9. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected
trees to be retained on site or on adjacent lots that are impacted by the project, and
shall contain specific information about the preservation of the trees during any grading
or building on site. Such tree protection measures shall be installed prior to any
demolition, grading, or building on the project site. No construction or trenching shall
take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be
installed around the drip line of the tree. All trimming or branch removal from protected
trees shall be completed by a certified arborist. The tree protection plan shall be
submitted to the Planning Division for review and approval by the Community
Development Director prior to the issuance of building permits.
10. Parking and Driveways: All parking and driveway areas and dimensions shall be
developed in compliance with approved plans and Chapter 21.28 (Parking and
Loading) of the Campbell Municipal Code. Parking will be provided according to the
following formula:
a. 633 Parking Stalls for the first 170,000 sq. ft. of office space and the hotel at 655
Creekside Way (in accordance with the December 11`h 2000, Planned Development
Permit). Hotel shall have 84 parking spaces reserved for its use and another 126
non-exclusive spaces after business hours that are not dedicated to the 900 E.
Hamilton Avenue property after office business hours.
b. 328 Parking Stalls required by easement (for 900 E. Hamilton Ave.).
c. 1 parking stall per 225 sq. ft. of gross office space (per .the City of Campbell
Municipal Code, Section 21.28.040 Table 3-1, Parking Required by Land Use) for
office use in excess of 170,000 square feet for 675 & 705 Creekside Way.
Applicant shall submit a driveway and walkway detail and color sheet depicting the
types, colors, stamped and textures of paving materials and walkways for review and
approval by Community Development Director prior to the issuance of a building
permit.
The applicant will need to install crosswalks at the northern and. southern driveways.
11.Construction Phasing: If the one-story 11,500 square foot office building is constructed
first, the following phasing shall take place:
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 6
a. The applicant shall provide sufficient parking on the one-story office site to comply
with the on-site parking requirements for that site, which will require a reduction in
the square footage to meet the parking requirements.
b. The applicant shall provide valet parking service on the large vacant lot (where the
future parking structure is to be constructed) for customers and employees of the
hotel, and to meet the parking requirements for 900 E. Hamilton Avenue
c. The parking structure shall be constructed prior to construction of the large 172,000
square foot office building, which will require that a temporary parking lot be built to
City standards on the large office building site to provide parking for the hotel
customers and employees, and to accommodate the 328 parking spaces for 900 E.
Hamilton Avenue.
d. The large office building shall be constructed after the parking structure has been
completed.
12. Prior to the construction of the five-story 172,000 square foot office building, the
proposed parking structure would need to be constructed. This is to allow for adequate
parking for the users of the adjacent hotel property, the users of the 900 E. Hamilton
office complex, and ultimately the end users of the proposed office buildings.
13. Parking Phasing During Construction: The applicant will make adequate parking
arrangements during construction to service the hotel and its users during construction.
These plans will need to be reviewed and approved by the Community Development
Director prior to a building permit ~ being issued, and shall be consistent with the
construction phasing plan in Condition No. 11.
14. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
15. Retaining wall and Daving materials: Prior to issuance of building permits, the applicant
shall provide materials for the retaining wall and paving materials to be reviewed and
approved by the Community Development Department.
Building Division
16. Permits Required: Building permit applications shall be required for the proposed
OfficeBuilding and the proposed Parking Structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit. The building
shall be made to comply with all the requirements necessary to I-3 Occupancy.
17.Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 7
18. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
19. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional persona
20. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details. Site address and parcel
numbers shall also be clearly called out. Site parking and path of travel to public
sidewalks shall be detailed.
21.Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
22.~ecial Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C. Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
23. 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.
24. Title 24 Accessibility -Commercial: On-site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
25. Title 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
26.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa ClaraCounty Fire Department
c. San Jose Water Company
27. 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
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 8
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.
28. LEED for New Construction: Applicant shall complete and return Leed Project Checklist
prior to issuance of permit. ~
29. Stormwater Requirements: Storm water run-off from impervious surtace created by this
permitted project shall be directed to vegetated areas on the project parcel. Storm
water shall not drain onto neighboring parcels..
30.CaliforniaGreenBuilding Code: This project shall comply with the California Green
Building Code, Chapter 5.
Public Works
31.Preliminary Title Report:Prior to issuance of any grading or building permits, the
applicant shall provide a current (within the past 6 months) Preliminary Title Report for
both properties.
32. Storm Drain Area Fee: Prior to issuance of any grading or building permitsthe applicant
shall pay the required Storm Drain Area fee for both sites, currently set at $2,650.00
per net acre, which is $2730.00.
33. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits, the applicant shall fully complete the process to cause additional right-of-way
to be granted in fee for public street purposes along 705 Creekside Way to
accommodate a 10 foot sidewalk from existing face of curb. The applicant 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 within sixty (60) days
of entitlement. 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.
34. Public Service Easement: Prior to issuance of any grading or building permits, the
applicant shall grant a 10 foot public service easement on private property contiguous
with the public right-of-way along 705 Creekside Way, unless otherwise approved 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.
35. Easements: Prior to issuance of any grading or building permits for the site, the
applicant shall obtain any additional construction easements as needed to complete
the construction of the new signalized intersection and obtain and cause easements as
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 9
necessary to be recorded for on-going traffic signal maintenance including both the
east and west legs of the new signalized intersection. The applicant shall cause all
documents to be prepared by a registered civil engineer/surveyor and submitted to the
City for review and recordation.
36.Grading and Drainage Plan: Prior to issuance of any grading or building permits, 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. j
37. Street Improvements: Prior to issuance of any grading or building permits, 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 contiguous with the
public right of wayalong 675 and 705 Creekside Way, as required by the City Engineer.
The plans shall include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
c. Removal of existing driveway approaches, streetlights, sidewalk, curb and gutter.
d. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center. SeeCity Standard Detail 12 & 13.
e. Installation of City standard curb, gutter, 10' wide sidewalk and ADA compliant
commercial driveway approach(es).
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Installation of streetlights, conduits, conductors and related facilities in accordance
with the City of Campbell's Street Lighting Policies:
h. Traffic Improvements:
i) Install a new signalized intersection at the proposed northerly entrance to the
development based on the traffic operation studies and traffic impact analysis.
Exhibit A
Recommended Conditions of Approval _
Modification to Planned Development Permit- PLN2013-238 - 675 Creekside Way
Page 10
ii) Signalization shall also incorporate driveway of the office park development to
the east of the project site. Intersection improvements shall include necessary
signing and striping, accessibility ramps, interconnect cable to adjacent
intersections, street lighting, and median island modifications and shall address
visibility concerns.
iii) Plans shall include full topography of the existing improvements in and adjacent
to all the public right-of-way surrounding the new intersection and shall show
proposed. improvements.
iv) Applicant shall interconnect the new signal to the adjacent signalized
intersections.
v) Sixty (60) days from entitlement the applicant shall post a deposit of $66,550.00
for the purchase and installation of miscellaneous traffic signal improvements at
the adjacent signalized intersection. (Purchase and installation by the City shall
include video detection equipment for the intersections of Creekside/Highway 17
' and Campisi/Bascom, new controller for Creekside/Campisi, and connection of
the new video cameras to -the SMART Corridor fiber optic system.). The
applicant has a $50,000 credit toward the deposit (paid 9/11/2008 Receipt No.
210442) to the City of Campbell.
i. Construction of conforms to existing public and private improvements, as
necessary.
Submit final plans in a digital format acceptable to the City
38. Traffic Mitigation:Prior to issuance of any grading or building permits for the site,the
applicant shall satisfy the following traffic mitigation measures and recommendations
as outlined in the Traffic Engineering Analysis dated March 14, 2014 by Whitlock &
Weinberger Transportation, Inc (W-Trans), including but not limited to, the installation
of thermoplastic "KEEP CLEAR" pavement marking on northbound Creekside Way at
910 East Hamilton Avenue driveway and as noted in Condition #7(j).
39. Maintenance of Landscaping: Owner(s), current and future, -are required to maintain
the tree wells in the public right of way. 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.
40. 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.
41. Water Meter(s) and Sewer Cleanout(s):Existing and proposedwater meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 11
42. Utility Coordination Plan: Prior to issuance of building permits, 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.
43. 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. Creekside Wayhas not been reconstructed or overlaid in the last 5 years.
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.
44. 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.
45.Additional Street Imorovements: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 developmenUproject/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
46. 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
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 12
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 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 issuance of any grading or building permits:
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. 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 oh 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.
This specific condition (Storm Water Pollution Prevention Measures) is valid only up to
three years following approval of this modification to an approved PD permit and will
not be vested with any future extensions. Applicant must adhere to any changes to the
Provision C.3. of the NPDES Permit after the three years from approval of this project.
Previously approved grading plans, BLD2007-01041, refers to using a CDS -
(Hydrodynamic Separator) Unit to treat 675 Creekside Way. Current C.3 NPDES
Permit requirements do not permit this method.
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 13
The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
47. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for .
grading, landscaping, or building, the applicant shall obtain clearance (or SCVWD
encroachment permit) from the SCVWD.
48.Occupancv and Building Permit Final: Prior to allowing occupancy and/or final building
permit signoff 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.
49. 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.
50.Soils Report:Prior to issuance of any grading or building permits, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
51. Ridesharing and Public Transportation: The office building manager for 675 Creekside
Way and 705 Creekside Way project sites shall make information concerning
ridesharing and public transportation available to the office tenants.
52.Agreements/CC&R's for Parking:Prior to issuance of grading permits, amendments to
the agreements and CC&R's that have been previously recorded regarding the parking
on the sites benefiting the office building to the east shall be amended to reflect the
parking obligations to the satisfaction of the Community Development Director, the
Public Works Director and the City Attorney if necessary.
53. Additional Traffic Studv and Deoosit:Applicant will post a $15,000 deposit within sixty
(60) days following entitlement to conduct "a traffic study. This new study will be
required if no building/grading permit is pulled for 675 Creekside Way within three (3)
years of the most recent Traffic Engineering Analysis dated March 14, 2014 by
Whitlock & Weinberger Transportation, Inc (W-Trans). The City may impose additional
conditions as necessary based on the new study.
Fire Department
54. Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be construed
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 14
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 Department all applicable construction permits.
55. Fire Sprinklers Required: Approved automatic sprinkler systems in new buildings and
existing buildings and structures shall be provided in the locations described in this
Section or in Section 903.2.1 through 903.2.18 whichever is the more restrictive. An
automatic fire sprinkler system shall be provided throughout all new buildings and
structures. Exceptions: Group A, B, E, F, I, L, M, S and U occupancy buildings and
structures that do not exceed 1,000 square feet of building area and are not located in
the Wildland-Urban Interface Fire Area. NOTE: The owner(s), occupant(s) and any
contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor
of record in order to determine if any modification or upgrade of the existing water
service is required. A State of California licensed (C-16) Fire Protection Contractor
shall submit plans, calculations, a completed permit application and appropriate fees to
this department for review and approval prior to beginning their work. CFC Section
903.2 as adopted and amended by LGTC
56. Water Supply Required: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall
be incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically
connected in any manner to an appliance capable of causing contamination of the
potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by
the applicant(s) 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
57. Standpipes Required: Height. In other than Group R-3 and R-3.1 occupancies, Class III
standpipe systems shall be installed throughout at each floor where any of the following
occur: 1. Building where the floor level of the highest story is located more than 30 feet
(9144mm) above the lowest level of fire department vehicle access. 2. Building that are
four or more stories in height. 3. Buildings where the floor level of the lowest story is
located more than 30 feet (9144mm) below the highest level if fire department vehicle
access. 4. Buildings that are two or more stories below the highest level of fire
department vehicle access. Exceptions: 1. Class I standpipes are allowed in buildings
equipped throughout with an autosprinkler system in accordance with Section
903.3.1.1 or 903.3.1.2. 2. Class I manual standpipes are allowed in open parking
garages where the highest floor is located not more than 150 feet (45470mm) above
the lowest level of fire department vehicle access. 3. Class I manual dry standpipes are
allowed in open parking garages that are subject. to freezing temperatures, provided
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 15
that the hose connections are located as required for Class II standpipes in accordance
with section 905.5. 4. Class I manual dry standpipes are allowed in basements
equipped throughout with an automatic sprinkler system. 5. In determining the lowest
level of fire department vehicle access, it shall not be required to consider: 5.1
Recessed loading docks for four vehicles or less, and 5.2 Conditions where topography
makes access from the fire department vehicle to the building impractical or
impossible. CFC Sec. 905.3.1
58. FDC Location: Fire department connections. The location of fire department
connections shell be approved by the fire code official. CFC Sec. 903.3.7
59. Private On-Site Fire Hydrant(s) Required: Provide private on-site fire hydrant(s)
installed per NFPA Std. #24, at location(s) to be determined by the Fire Department.
Maximum hydrant spacing shall be 400 feet, with a minimum acceptable flow of 3,000
GPM at 20psi residual pressure. Prior to design, the project civil engineer shall meet
with the fire department water supply office to jointly spot the required fire hydrant
locations. CFC Apndx B and C
60.Number of Access Roads Required: Commercial and Industrial Developments 1.
Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding
30 feet (9144mm) or three stories ih height shall have at least two means of fire
apparatus access for each structure. 2. Buildings exceeding 62,000 square feet in
area. Buildings of facilities having a gross building area of more than 62,000 square
feet (5760mm) shall be provided with two separate and approved fire apparatus access
roads. Exception: Projects having a gross building area of up to 124,000 square feet
(11520mm) that have a single approved fires apparatus access road when all buildings
are equipped throughout with approved automatic sprinkler systems. CFC Sec. 503
61.Aerial Fire Apparatus Access Roads: 1. Where required: Buildings or portions of
buildings or facilities exceeding 30 (9144mm) in height above the lowest level of fire
department vehicle access shall be provided with approved fire apparatus access
roads capable of accommodating fire department aerial apparatus. Overhead utility and
power lines shall not be located within the areal fire apparatus access roadway. 2.
Width: Fire apparatus access roads shall have a minimum unobstructed width of 26
feet (7925) in' the immediate vicinity of any building or the required access routes
meeting this condition shall be located within a minimum of 15 feet (4572) and a
maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one
entire side of the building, as approved by the fire official.
62.Access and loading: Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire apparatus
access road (including bridges and culverts) with an asphalt, concrete or other
approved driving surface capable of supporting the imposed load of fire apparatus
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013 238 - 675 Creekside Way
Page 16
weighing at least 75,000 pounds (34050kg) or as otherwise determined by the fire code
official. Minimum clear height: Vertical clearance over required vehicular access
roads and driveways shall tie 13'6". Grade: Maximum grade shall not exceed 15%
(6.75 degrees). CFC Sec. 503
63. Parking: When parking is permitted on street, in both residential /commercial
applications, it shall conform to the following:
• parking is permitted both sides of the street with street widths of 36 feet or more
• parking is permitted on one side of the street with street widths of 28 - 35 feet
• no parking is permitted when street widths are less than 28 feet
NOTE: Rolled curbs can be part of the curb /sidewalk and used to increase the
roadway with approval from the fire code official. Additional requirements mat apply for
buildings 30 feet in height or greater. Access to a hydrant: Fire hydrants located on a
public or private street, or on-site, shall have an unobstructed clearance of not less
than 30 feet (15 fee either side of hydrant), in accordance with California vehicle code
22514. Marking shall be per California vehicle code 22500.1 Traffic calming: Traffic
calming devices and the design thereof shall be approved by the fire code official prior
to installation. CFC Sec. 503
64. Fire Apparatus Roadway Signs: Where required by the Fire Code Official, fire
apparatus success roads shall be designated and marked as a fire lane as set forth in
Section 22500.1 of the California Vehicle Code. The designation shall be indicated (1)
by a sign posted immediately adjacent to, and visible from, the designated place clearly
stating in letters not less than one inch in height that the place is a fire lane, (2) by
outlining or painting the place in red and, in contrasting color, marking the place with
works "FIRE LANE", which are clearly visible from a vehicle, or (3) by a red curb or
paint on the edge of the roadway upon which is clearly marked the words "FIRE
LANE". CFC Sec. 503
65. Temporary Access Roads: 1. When approved by the chief, a temporary access road
may be installed for fire department access to buildings under construction until such
time that the permanent road or driveway is in place. A written request along with
detailed plans for ate temporary access road shall be submitted to the fire department
for review and approval prior to installation. The plan submittal shall also include
timelines for use of the temporary roadway and acknowledgement that the integrity of
the roadway will be maintained at all times. 2. The width and turn radius dimensions of
a temporary access road shall be the same as for the required permanent roadway. As
a minimum, the roadway shall consist of a compacted sub base and six (6) inches of
road base material (Class 2 aggregate base rock) both compacted to a minimum 95%.
The perimeter edges of the roadway shall be contained and delineated by curb and
gutter or other approved method. The use of geotextile reinforcing fabric underlayment
or soil lime-treatment may be required if so determined by the project civil engineer.
Exhibit A
Recommended Conditions of Approval
Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way
Page 17
Provisions for surface drainage shall also be provided where necessary. 3. Engineering
certification of the temporary roadway construction shall be documented and submitted
to the Fire Department prior to or at the time of the acceptance inspection of the
roadway. CFC Sec. 503, CFC Chp. 14 and D&S SI-7
66._510.1 _Emergency responder radio coverage in buildings: All buildings shall have
approved radio coverage for emergency responders within the building based upon the
existing coverage levels of the public safety communication systems of the jurisdiction
at the exterior of the building. This section shall not require improvements to the
existing public safety communication systems. Exceptions: 1. Where approved by the
building official and the fire code official, a wired communication system in accordance
with Section 907.2.13.2 shall be permitted to be installed or maintained in lieu of an
approved radio coverage system. 2. Where it is determined by the fire code official that
the radio coverage system is not needed. 510.2 Radio signal strength. The building
shall be considered .to have acceptable emergency responder radio coverage when
signal strength requirements measurements in 95 percent of all areas on each floor of
the building meet the signal strength requirements of Section 510.2.1 and 520.2.2.
510.2.1 Minimum signal strength into the building. A minimal signal strength of -95 dBm
shall be received by the agency's radio system when transmitted from within the
building.
67. Premises Identification: Approved numbers or addresses shall be places in 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 background. CFC Sec. 505
68. Construction Site Fire Safetv: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 14