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CC Ordinance 2195ORDINANCE NO. 2195 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A MODIFICATION (PLN2015-170) TO A PREVIOUSLY APPROVED AND MODIFIED PLANNED DEVELOPMENT PERMIT (PLN2013-337 / PLN2015-48) TO ALLOW EXPANSION OF AN APPROVED PHASE (TWO-PHASE) DEVELOPMENT CONSISTING OF 90 TOWNHOMES AND 28 APARTMENT UNITS WITH A PARKING MODIFICATION PERMIT (PLN2015-172) TO ALLOW AN EIGHT SPACE REDUCTION IN THE REQUIRED NUMBER OF GUEST PARKING STALLS, FOR PROPERTIES LOCATED AT 180/86, 190, 230, 240, 260, 272, 280, 282, AND 290 (PORTION) DILLON AVENUE; 466, 472, 482, AND 488 SAM CAVA LANE; AND 186 GILMAN 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. The City Council finds as follows with regard to approval of a Modification (PLN2015-170) to a previously approved and modified Planned Development Permit (PLN2013-337 / PLN2015-48) and Parking Modification Permit (PLN2015-172): Environmental Finding 1. Based on the proposed revised project description, the environmental review prepared for the Infill Environmental ChecklisUMitigated Negative Declaration, and a supplemental analysis, the City has concluded that the proposed revised project would not result in any new significant impacts not previously disclosed in the adopted Infill Environmental ChecklisUMitigated Negative Declaration nor would it result in a substantial increase in the magnitude of any significant environmental impact previously identified in the Infill Environmental ChecklisUMitigated Negative Declaration. For these reasons, an addendum to the adopted Infill Environmental ChecklisUMitigated Negative Declaration for the revised Dillon Avenue Townhomes and Apartments Project has been prepared and a supplemental or subsequent Environmental Impact Report or Infill Environmental ChecklisUMitigated Negative Declaration is not required for the proposed revised project. Evidentiary Findings 1. At its meeting of November 3, 2014, the City Council adopted Ordinance No. 2185 approving a Planned Development Permit fora planned residential development consisting of 81 townhome units (fee title ownership), 19 apartment (rental) units, and associated on- and off-site improvements. The Planned Development Permit was approved subject to a Tentative Vesting Subdivision Map approved by Resolution No. 11736 on October 21, 2014. 2. At its meeting of July 22, 2015, the City Council adopted Resolution Nos. 11864 and 11865, approving a Modification to the approved Tentative Vesting Subdivision Map and Planned Development Permit, allowing development of the project in two phases (i.e., recordation of a tract map and issuance of building and grading permits). City Council Ordinance No. 2195 Approval of a Modified Planned Development Permit and Parking Modification Permit Pape 2 of 5 3. The Tract Map for Phase 1 was approved by the City Council on October 6, 2015 and has been successfully recorded. 4. The proposed Modification would allow incorporation of three additional properties into the project (less than '/z acre), allowing the addition of nine townhomes and nine apartment units, increasing the total unit count from 100 to 118. 5. The expanded project site is a 5 acre assemblage of multiple properties, including a former portion of the City's corporation yard that was purchased by the developer. 6. The expanded project site is generally located near the southeast intersection of Sam Cava Lane and Dillon Avenue, abutting the Campbell Public Works Maintenance Corporation Yard to the south and the Los Gatos Creek Trail to the west. 7. The expanded project site is zoned P-D (Planned Development) as shown on the Campbell Zoning Map. 8. The expanded project site is designated Commercial/Med.-High Density Residential (14-27 units/gr. acre) and High Density Residential (21-27 units/gr. acre) as shown on the Campbell General Plan Map. A portion of the project site is within the boundaries of the South of Campbell Avenue (SOCA) Plan, as incorporated within the Campbell General Plan Appendix Al-3. 9. The density of the expanded project is consistent with the allowable land use and maximum density permitted by the Commercial/Med.-High Density Residential (14-27 units/g r. acre) and High Density Residential (21-27 units/g r. acre) General Plan land use designations. 10. The expanded project would be consistent with the following SOCA and General Plan policies and strategies. These policies encourage high quality development that is oriented to the public street, and which is sensitive of the interface with the Los Gatos Creek Trail. • Policy LUT-16.2: Building Orientation: Orient buildings to a public street. • Strategy LUT-16.2a: Residential Entries: Locate building entries facing the streets for all residential units located along a public street. • Strategy LUT-16.2c: Visibility: Ensure that Residential projects are designed to provide visibility into the core of the project where the project adjoins streets or the Los Gatos Creek Trail. Public parking for trail users is encouraged. • Policy LUT-16.3: Building and Site Design: Encourage high quality building and site design in the SOCA Area. • Strategy LUT-16.3a: Residential Entries: Design and Landscape screen structures within SOCA area to minimize the perceived mass of the building as viewed from the Los Gatos Creek Trail and to enhance the project's appearance as viewed from Highway 17. City Council Ordinance No. 2195 Approval of a Modified Planned Development Permit and Parking Modification Permit Paoe 3 of 5 • Strategy LUT-16.2b: Access to Los Gatos Creek Trail: Ensure the provision of public pedestrian/bicycle access points to the Los Gatos Creek Trail for new development and redevelopment in the SOCA Area. 11. The expanded project would also be consistent with the following General Plan policies and strategies specified herein that encourage an overall "smart-growth" approach to development within the City in that it would place high density, transit-oriented housing in proximity to the Campbell Light Rail Station and Downtown Campbell: • Strategy LUT-1.5a: Transit-Oriented Development: Encourage transit-oriented developments including employment centers such as office and research and development facilities and the city's highest density residential projects by coordinating the location, intensity, and mix of land uses with transportation resources, such as Light Rail. • Strategy LUT-2.11: Public Transit: Coordinate with regional transportation agencies including VTA and the Metropolitan Transportation Commission (MTC) to improve public transportation service and promote public transit as a viable alternative to driving, particularly within the Priority Development Areas (PDA). • Strategy LUT-3.1c: High Density Residential: Allow higher residential densities in the North of Campbell Area (NOCA), South of Campbell Area (SOCA), and areas near the Light Rail stations as an incentive to redevelop older, less intensive uses (see individual plans for allowed densities) accessible to public transit. 12. As conditioned, the expanded project includes 230 private (garage) parking spaces and 51 guest parking spaces (inclusive of eight motorcycle spaces, pursuant to CMC Sec.21.28.065) where 229 private (garage) parking spaces and 59 guest parking spaces are required. Due to the deficiency of 8 parking spaces, an application for a Parking Modification Permit is required. 13. Due the closing of existing driveways, the project will result in the net increase of eight additional on-street parking stalls, four of which will be time-limited to minimize vehicle conflicts with the City Corporation yard. 14. Since the project would have apartment units and townhomes with entrances facing the public street, the counting of a net increase of on-street parking stalls may be viewed as reasonably related to the project because guests visiting the street-side buildings would likely park along the street, rather than within the interior of the site. 15. As conditioned, the project would maintain a parity between the on-site deficiency and off-site increase of parking stalls. 16. Additionally, as conditioned, the project's apartment component would participate in the VTA "Eco Pass" program to encourage public transportation usage. Based upon the foregoing findings of fact, the City Council further finds and concludes that: City Council Ordinance No. 2195 Approval of a Modified Planned Development Permit and Parking Modification Permit Paae 4 of 5 1. The expanded development will clearly result in a more desirable environment and use of the land than would be possible under any other zoning district classification. 2. The expanded development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The expanded development will not result in allowing more residential units than would be allowed by other residential zoning districts, which are consistent with the General Plan designation of the property. 4. The expanded development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 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. Due to the unique nature and circumstances of the project, or special development features, the anticipated number of parking spaces necessary to serve the use or structure is less than that required by the applicable off-street parking standard, and would be satisfied by the existing or proposed number of parking spaces, as supported by review of the applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision-making body. 8. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking. 9. Approval of the parking modification permit will further the purpose of this chapter. 10. 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. 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 Modification (PLN2015-170) to a previously approved and modified Planned Development Permit (PLN2013-337 / PLN2015-48) and Parking Modification Permit (PLN2015-172), for property located 180/86, 190, 230, 240, 260, 272, 280, 282, and 290 (portion) Dillon Avenue; 466, 472, 482, and 488 Sam Cava Lane; and 186 Gilman Avenue, subject to the attached Conditions of Approval (attached Exhibit "A"). City Council Ordinance No. 2195 Approval of a Modified Planned Development Permit and Parking Modification Permit Page 5 of 5 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 1st day of December, 2015, by the following roll call vote: AYES: COUNCILMEMBERS: Gibbons, Kotowski, Baker NOES: COUNCILMEMBERS: Resnikoff, Cristina ABSENT: COUNCILMEMBERS: None ABSTAIN: COUNCILMEMBERS: None APPROVED: ATTEST: Wendy od, City Clerk EXHIBIT A CONDITIONS OF APPROVAL Modified Planned Development Permit (PLN2015-170) Parking Modification Permit (PLN2015-172) 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 Proiect: Approval is granted for a Modification (PLN2015-170) to a previously approved and modified Planned Development Permit (PLN2013-337 / PLN2015-48) to allow expansion of an approved phase (two-phase) development consisting of 90 townhomes and 28 apartment units with a Parking Modification Permit (PLN2015-172) to allow an eight space reduction in the required number of guest parking stalls, in conjunction with and subject to a Modified Tentative Vesting Subdivision Map (PLN2015-171), for properties located at located at 180/86, 190, 230, 240, 260, 272, 280, 282, and 290 (portion) Dillon Avenue; 466, 472, 482, and 488 Sam Cava Lane; and 186 Gilman Avenue. The modified project shall substantially conform to the Revised Project Plans (including architectural, civil, and landscaping sheets, and phasing plan), dated as received by the Planning Division on October 20, 2015, except as may be modified by the Conditions of Approval herein. 2. Permit Expiration: The Modified 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. Previous Conditions of Approval: The previous conditions of approval contained in City Council Ordinance No. 2185 and Resolution No. 11864 shall be void and shall permanently be superseded in their entirety by the Conditions of Approval specified herein. 4. Tract Map: The Planned Development Permit approval is contingent upon recordation of the Phase II Tract Map to divide the subject property. The Tract Map shall be recorded prior to the issuance of building or grading permits. 5. Eco-pass Program: The property management/owner of the apartment buildings shall provide "eco-passes" for aone-year period to all apartment tenants at time of move-in, in compliance with the Valley Transportation Authority (VTA) Residential Eco Pass Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Page 2 program. The costs of the eco-pass may be borne by the tenants or management, or combination therein. 6. Final Building Colors: The applicant shall provide final color boards for the townhomes and apartment buildings which shall be reviewed and approved by the Community Development Director prior to issuance of building permits. 7. Architectural Refinements: Architectural refinements to the project that would not substantially alter the design as determined by the Community Development Director, including but not limited to the use of front porches and stoops, may be administratively reviewed and approved by the Community Development Director prior to issuance of building permits. 8. Required Revision to Plans: The construction and on-site improvement plans submitted for building and grading permits shall incorporate the following revisions: a. Parking Stall: The project shall incorporate one (1) additional guest parking space. b. Conditions of Approval: The conditions of approval shall be stated in full in the construction plans. c. Secondary Access: The floor plans for all townhomes shall not include any form of secondary front door. d. Sound Wall: The final design for the sound wall shall incorporate stone veneer or landscape plantings ("living wall"), as determined by the Community Development Director. e. Creek Trail Wall: The final design for the creek trail walls shall incorporate stone veneer instead of stucco finish, along the reinforced concrete block section, consistent with the stacked stone wall section. f. Receptacle Storage Area: The floor plans for all garages shall incorporate a designated storage area for a refuse and recycling receptacles that is outside of the required parking stall dimension. g. Parking Signs: The site plan shall indicate installation of "no guest parking" signs at the entrance to "dead-end" streets with the development. 9. Landscaping Plan: The construction drawings for a building permit shall include a "final" landscaping plan, including irrigation details and associated calculations, in compliance with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations as adopted by the Campbell water-efficient landscape guidelines. All replacement trees required by the Tree Removal Permit shall be noted as such. Edible landscaping (e.g., fruit and nut bearing trees and shrubs) shall be provided and maintained. Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Pape 3 10. Equal Access: As codified within the project's CC&Rs, the Home Owners Association shall maintain equal access to all common facilities and amenities by all residents (renters and homeowners) of the project. 11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. 12. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). However, lighting along the private roadways shall be of sufficient illumination to ensure the security of the development. 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. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 13. Pad Certification: Following site grading and prior to preparation of individual building pad forms, the following improvements shall be certified by a licensed land surveyor and reviewed by the Community Development Director to determine consistency with the Planning Commission recommended plan (grade, pad and drainage). 14. Residential Address Identification: The applicant shall submit a detail sheet showing uniform residential address identification material type and location on the building wall for review and approval by the Community Development prior to the issuance of Building Permits. In order to obtain approval, 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. Additionally, number material and color is required to contrast with their background. 15. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant 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). 16. Stormwater and Grading Requirements: The project shall comply with City stormwater and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more specifically itemized in the Public Works Department Conditions of Approval for the Tentative Vesting Subdivision Map. 17. Sound Attenuation: The project shall comply with the City Residential Noise Standards (CMC 21.16.070.E) through incorporation of attenuation measures specified in the project's acoustic analysis. Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Paoe 4 18. Soil Remediation: Remediation work currently underway to address soil contamination (per CMC 21.18.080.6), shall be completed pursuant to the County of Santa Clara Voluntary Cleanup Program, as certified the Santa Clara Department of Environmental Health, prior to issuance of building permits 19. 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 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. 20. Human Remains: 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 in compliance with § 7050.5 of the California Health and Safety Code and § 5097.94 of the California Public Resources Code. 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. 21. Construction Activity: The following standards shall apply to construction of the project: • Mitigation Measure AIR-1: The project applicant shall ensure that construction plans include the BAAQMD Best Management Practices for fugitive dust control. The following will be required for all construction activities within the project area. These measures will reduce fugitive dust emissions primarily during soil movement, grading and demolition activities, but also during vehicle and equipment movement on unpaved project sites: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Paoe 5 e. All streets, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne tox.ics control measure Title 13, Section 2485 of CCR). Clear signage shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. A publicly visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. Mitigation Measure AIR-2: The project applicant shall ensure that construction contract specifications include a requirement that all off-road diesel-powered construction equipment used for project improvements be equipped with a Level3 Verified Diesel Emissions Control (VDEC). Construction Hours (CMC 18.04.052): Construction activity shall be limited to the hours of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of construction shall be nine a.m. and four p.m. There shall be no construction activity on Sundays or National Holidays. Construction Noise (CMC 18.04.052): No loud environmentally disruptive noise over fifty dbs., such as air compressors without mufflers, continuously running motors or generators, loud playing musical instruments or radios will be allowed during the authorized hours of construction, Monday through Saturday, where such noise may be a nuisance to adjacent residential neighbors. Such nuisances shall be discontinued. 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 issuance of building permits. Building Division: 22. Permits Required: A building permit application shall be required for each proposed new townhouse living unit and/or structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 23. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Page 6 24. Staging/Sales and Occupancy: Prior to grant of occupancy, the applicant shall provide a final occupancy plan demonstrating how the project will be staged for sales and how structures will be visited by prospective buyers. Plan shall also indicate how completed units will be occupied while other units are still being constructed. 25. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 26. Plan Preparatiori: 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 person. 27. Soils Report: As required by the CMC Sec. 21.18.130 all new development shall conform to the California Building Code provisions regarding engineering and geotechnical analysis. 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. 28. 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. 29. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. 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 30. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well. 31. Special 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 Appendix 1, Section 106. Please obtain City of Campbell Special Inspection forms from the Building Inspection Division Counter. 32. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Page 7 , submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 33. Approvals Required: The project requires. the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Bay Area Air Quality Management District (Demolitions Only) d. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. 34. P.G. & E.: The applicant is advised to contact P.G. &E. 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. The applicant should also consult with P.G. & E. concerning utility easements, distribution pole locations and required conductor clearances. 35. Construction Fencing: This project shall be properly 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. FIRE DEPARTMENT 36. Fire Review: 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 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. 37. Fire Department Access: The main through street shall be fully constructed and connected between Sam Cava Lane and Dillon Avenue prior to the completion of Phase 1, and more specifically prior to occupancy of Building 7. 38. Automatic Fire Sprinkler System Required: Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. An automatic sprinkler system shall be provided Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Page 8 throughout all new buildings and structures. Exception: 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. 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. NOTE: Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage. 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. Section 903.2 as adopted and amended by CBLMC. 39. Water Supply Requirement: 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. 40. Fire hvdrants available. The number of fire hydrants available to a complex or subdivision shall not be less than that determined by spacing requirements listed in CFC Table C105.1 when applied to fire apparatus access roads and perimeter public streets from which fire operations could be conducted. Maximum separation for this condition is 500 feet, with maximum distance to any hydrant from any point on the curbs being 250 feet. Existing fire hydrants on public streets are allowed to be considered as available. The average spacing between fire hydrants shall not exceed that listed in Table C105.1. Exception: The fire chief is authorized to accept a deficiency of up to 10 percent where existing fire hydrants provide all or a portion of the required fire hydrant service. Regardless of the average spacing, fire hydrants shall be located such that all points on streets and access roads adjacent to a building are within the distances listed in Table C105.1 CFC Sec. Appendix C as adopted and amended by CBLMC. ~ 41. Fire Department Access: Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have a least two means of fire apparatus access for each structure. Multi-family residential projects having more than 100 dwelling units shall be equipped throughout with Itwo separate and approved fire apparatus access roads. Exception: When approved by the fire code official, where there are more than 30 dwellings units on a single) public or private fire apparatus road and all dwellings units are equipped throughout with ari approved automatic sprinkler system in accordance with California Fire Code Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, access from two Conditions of Approval Modified Planned Development Permit /Parking Modification Permit - PLN2015-170/172 Page 9 directions shall not be required. CFC Sec. 503.1.2 as adopted and amended by CBLMC Comment #6: Ground ladder access: Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. With the climbing angle of seventy five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping shall not be allowed to interfere with the required access. CFC. Sec. 503 and 1029. 42. Aerial Apparatus Access Roads: Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) 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 aerial fire apparatus access roadway. The minimum outside turning radius is 42 feet for required access roadways. Greater radius up to 60 feet may be required where the Fire Department determines that Ladder Truck access is required. Circulating refers to travel along a roadway without dead ends. Turnarounds are required for all dead end roadways with a length in excess of 150 feet. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. Proximity to building: At least one of 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 code official. CFC Sec. 503.2.2. 43. 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 background. CFC Sec. 505. 44. Construction Site Fire Safety: 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. 33. PUBLIC WORKS DEPARTMENT Tentative Vesting Subdivision Map: All Conditions of Approval of the Modified Vesting Tentative Subdivision Map (PLN2015-171) shall be implemented and fulfilled to the satisfaction of the City Engineer.