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CC Ordinance 2271ORDINANCE NO. 2271 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF NINE (9) SINGLE FAMILY RESIDENCES, A NEW PRIVATE STREET, AND ASSOCIATED SITE AND LANDSCAPING IMPROVEMENTS FOR PROPERTY LOCATED AT 202 W. RINCON AVENUE. PROJECT FILE NO. PLN2018-225 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 the approval of a Planned Development Permit: Environmental Finding(s) 1. The project may be found Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In -Fill Development Projects which are found consistent with all applicable general plan policies, zoning regulations, are under five acres in size, and substantially surrounded by urban uses. Further, the project qualifies for the exemption on the basis the site has no value as habitat for endangered, rare, or threatened species (i.e. wetland), the project will not result in any significant effects related to traffic, noise, or air/water quality, and can be adequately served by all required utilities and public services. 2. The proposed alterations to existing vegetation, may be found Categorically Exempt under Section 15304 of CEQA, pertaining to alterations which do not involve the removal of healthy, mature, scenic trees. Evidentiary Findings 1. The proposed project includes a Planned Development Permit to allow the construction of nine (9) single family residences, a new private street, and associated site and landscaping improvements; a Tentative Subdivision Map to subdivide the site into nine (9) single-family lots with one (1) common lot; a Parking Modification Permit to allow a reduction in the number of required parking spaces; a Tree Removal Permit to allow the removal of one (1) fruitless mulberry tree; and a Variance to allow the retention of existing overhead utility lines and/or the placement of new poles for property located at 202 W. Rincon Avenue. 2. The project site is a .52 net acre lot located on the south side of Rincon Avenue, west of Winchester Boulevard and east of San Tomas Expressway. 3. The site is currently developed with a single-family residence and several accessory buildings that will be demolished as part of the project. 4. Abutting land uses include single-family residential homes to the south (R-1-6), a single family home and apartment buildings to the east (both zoned R-2), attached townhomes to the west (zoned P-D), and attached townhomes and apartment units to the north (zoned C- PD and P-D respectively). City Council Ordinance No. 2271 Approving a Planned Development Permit 202 W. Rincon Avenue — Proiect File No.: PLN2018-225 Page 2 of 4 5. There are currently no rare, threatened, endangered or sensitive animals, plants, or natural communities within City limits according to City of Campbell General Plan and California Department of Fish and Wildlife Natural Diversity Database. 6. The site is not a wetland or otherwise known to serve as a habitat for endangered, threatened or species (developed with a single-family residence and several accessory buildings and in a very urbanized environment not likely to have an unrecorded species). 7. The project site is designated by the Campbell General Plan Land Use Diagram as Medium Density Residential (14-20 Units/Gr. Acre). The proposed project would result in a density of approximately 15.8 units per gross acre, consistent with General Plan Land Use Designation. 8. The property is zoned P-D (Planned Development). 9. The proposed Planned Development Permit is considered in conjunction with and subject to, a Tentative Subdivision Map to create nine (9) private lots and one common lot, and associated public and private easements and allow the vacation of excess public right-of- way (if applicable). 10. The proposed project would be consistent with the following General Plan policies and strategies: Goal LUT-5: Preservation and enhancement of the quality character and land use patterns that support the neighborhood concept. Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial and commercial neighborhoods, each with its own individual character; and allow change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city's neighborhoods. Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian friendly residential neighborhoods with identifiable centers and consistent development patterns and a range of public and private services. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Strategy LUT-9.3f: Development Orientation: Orient new development toward public and private amenities or open space, in particular: • Orient front entrances, living/office area and windows toward the amenity or open space. City Council Ordinance No. 2271 Page 3 of 4 Approving a Planned Development Permit 202 W. Rincon Avenue — Project File No.: PLN2018-225 • Orient high activity areas such as outdoor dining areas and plazas, and major pedestrian routes toward the amenity or open space. Strategy LUT-11.1d: Bicycle and Pedestrian Connections in Development: Encourage new or redeveloping projects to provide logical bicycle and pedestrian connections on site, between parking areas, buildings, and street sidewalks and to existing or planned public right-of-way facilities and encourage pedestrian passages between street -front sidewalks and rear -lot parking areas. Ensure that the bicycle and pedestrian connections interface safely. Strategy LUT-12.1c: Parking Lot Design: Design parking lots to minimize impacts on the street system by providing adequate sized driveways, sufficient queuing and efficient circulation. 11. In review of the proposed project, the City Council considered the site circulation, traffic congestion, and traffic safety effects of the project, including the effect of the site development plan on traffic conditions on abutting streets; the layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exit driveways, and walkways; the arrangement and adequacy of off-street parking facilities to prevent traffic congestion; the location, arrangement, and dimensions of truck loading and unloading facilities; the circulation patterns within the boundaries of the development, and; the surfacing and lighting of the off-street parking facilities. 12. The City Council further considered the landscaping design of the proposed project, including the location, height, and material of fences, walls, hedges, and screen plantings to ensure harmony with adjacent development or to conceal storage areas, utility installations, and other unsightly aspects of the development; the planting of groundcover or other surfacing to prevent dust and erosion, and the preservation of existing healthy trees. 13. The City Council further considered the proposed project's architectural and site layout, including the general silhouette and mass, including location on the site, elevations, and relation to natural plant coverage, all in relationship to the surrounding neighborhood; the exterior design in relation to adjoining structures in terms of area, bulk, height, openings, and breaks in the facade facing the street; and appropriateness and compatibility of the proposed uses in relation to the adjacent uses and the area as a whole. 14. 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. Based upon the foregoing findings of fact, and in consideration of the entire administrative record, the City Council further finds and concludes that: Planned Development Permit Findings (CIVIC Sec. 21.12.030 H 6): 1. The proposed 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 proposed development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area; City Council Ordinance No. 2271 Approving a Planned Development Permit 202 W. Rincon Avenue — Protect File No.: PLN2018-225 Page 4 of 4 3. The proposed 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 proposed 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. 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; Environmental Findings (CMC Sec. 21 38 050): 8. The project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In -Fill Development Projects and under Section 15304 of CEQA, pertaining to alterations which do not involve the removal of healthy, mature, scenic trees; and 9. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines. THEREFORE, BE IT RESOLVED that the City Council adopts an Ordinance approving a Planned Development Permit to allow the construction of nine (9) single family residences, a new private street, and associated site and landscaping improvements for property located at 202 W. Rincon Avenue, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 201h day of April, 2021, by the following roll call vote: AYES: COUNCILMEMBERS: Bybee, Landry, Lopez, Resnikoff NOES: COUNCILMEMBERS: None RECUSED: COUNCILMEMBERS: Gibbons ABSENT: COUNCILMEMBERS: None APPROVED:��P� Yf/f Paul Resnikoff, Vice Mayor ATTEST: J,4�_a k�"l � Andrea S ders, Acting City Clerk EXHIBIT A CONDITIONS OF APPROVAL PLANNED DEVELOPMENT PERMIT Project File No.: PLN2018-225 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 Planned Development Permit to allow the construction of nine (9) single family residences, a new private street, and associated site and landscaping improvements located at 202 W. Rincon Avenue. The project shall substantially conform to the Project Plans, included as Attachment G in the April 6, 2021 City Council Staff Report, except as modified by the Conditions of Approval. 2. Permit Expiration: The Planned Development Permit approval is valid for a period of two (2) years from the effective date of the Resolution approving a Planned Development Permit unless an Extension of Time is granted prior to the expiration date. 3. Tract Map: Exercise of the Planned Development Permit approval is contingent upon recordation of the Tract Map to divide the subject property. The Tract Map shall be recorded prior to the issuance of Building or Grading Permits. However, the Tract Map may not be recorded if the Planned Development Permit expires. 4. Indemnity: By exercise of the Planned Development approval, the applicant shall indemnify and defend the City of Campbell, its officers, officials, employees, and agents from any and all actions, liabilities, losses, and torts, including attorney's fees arising out of or connected unto any challenge to the decision of the City Council on this application. 5. Plan Revisions: The construction plans submitted for Building Permits shall incorporate the following revisions: a. Additional Trees: One additional tree (24-inch box) shall be planted in the rear yard of Unit 2 and 8, with all trees in the unit backyards having an oval, v-shaped, or round shape to provide an larger canopy than the proposed species (i.e. Italian cypress which has a columnar shape). The exact placement and species of all trees shall be subject to the review and approval of the Community Development Director. b. Bike Hooks: A minimum of one (1) bike hook shall be noted to be installed in the garage of each unit. c. ADU Readiness: The plans shall indicate the pre -installation of electrical, natural gas, domestic water, and sanitation utilities necessary to accommodate a future bathroom and kitchen to serve the future accessory dwelling unit(s). Conditions of Approval Page 2 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue 6. Minor Modifications: Minor Modifications to the approved project plans are subject to review and approval by the Community Development Director. Minor Modifications include alterations in floor area of no more than 50 square feet on the first floor (except for PD permits where additional floor area is considered a Major Modification), alterations to second story windows that are not oriented toward neighboring yards and result in an increase in window area of no more than one square foot and horizontal relocation of no more than one foot from the approved window location, and minor alterations to fagade material. All other modifications are subject to review at a public hearing. 7. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection. 8. Water Efficient Landscape Standards: This project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO). The Building Permit application submittal shall demonstrate compliance with the applicable MWELO and landscaping requirements and shall include the following: a. A Landscape Documentation Package prepared by an authorized and licensed professional demonstrating compliance with the full MWELO requirements with the following required elements: 1) Project Information per Section 492.3. 2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the MWELO). i. Include the worksheet within the plan set AND ii. Provide a separate 8.5x11 hard copy or pdf via email to the project planner. 3) Soil Management Report per Section 492.5 (unless significant mass grading is planned, in which case the report shall be submitted prior to permit final). 4) Landscape Design Plan per Section 492.6. 5) Irrigation Design Plan per Section 492.7. 6) Grading Design Plan per Section 492.8. Note that a Soil Management Report (if not submitted as part of the Landscape Documentation Package) and Certificate of Completion will be required prior to permit final. b. A completed Landscape Information Form. C. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval." 9. 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. Utility boxes at a minimum will be painted/treated to match the predominant backdrop, and indicating that to the extent feasible that utilities will be placed in Conditions of Approval Page 3 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue the driveway and/or in front of each unit (i.e. water meter boxes) to avoid a bank of meters from being placed along Westmont Avenue which may otherwise detract from the single- family look of the project and neighborhood. 10. Construction Activity: The following standards shall apply to construction of the project: • 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 locationvisible from the public street prior to issuance of Building Permits. 11. 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). 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. 12. 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. 13. 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). 14. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00. 15. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the Building Conditions of Approval Page 4 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue Permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 16. Best Practices: The approved project shall abide by the following: a. BAAQMD Basic Dust Control Measures. The construction contractor shall reduce construction -related air pollutant emissions by implementing BAAQMD's basic fugitive dust control measures, including: • All active construction areas shall be watered twice daily or more often if necessary. Increased watering frequency shall be required whenever wind speeds exceed 15 miles -per -hour. • Pave, apply water three times daily, or apply non -toxic soil stabilizers on all unpaved access roads and parking and staging areas at construction sites. • Cover stockpiles of debris, soil, sand, and any other materials that can be windblown. Trucks transporting these materials shall be covered. • 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. • Subsequent to clearing, grading, or excavating, exposed portions of the Site shall be watered, landscaped, treated with soil stabilizers, or covered as soon as possible. • Installation of sandbags or other erosion control measures to prevent silt runoff to public roadways. • Replanting of vegetation in disturbed areas as soon as possible after completion of construction. • Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes. Clear signage shall be provided for construction workers at all access points. • 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. • Post a publicly visible sign with the telephone number and person to contact at the City of Campbell regarding dust complaints. This person shall respond and take corrective action within 48 hours. The BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. b. Archaeological and Paleontological 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. Conditions of Approval Page 5 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue 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. c. Lead -Based Paint & Asbestos: Prior to issuance of a demolition permit, a qualified contractor shall assess the property for presence of Lead -based paint (LBP) and Asbestos containing building materials (ACBM), and if present, prepare a plan, to the satisfaction of the Building Official, to properly manage and dispose of such materials. d. Noise Reduction: The following measures shall be implemented during all phases of the project (e.g. demolition, grading, and construction): Notify the City and neighbors in advance of the schedule for each major phase of the project (e.g. mass grading, compaction, rough framing) and expected loud activities or impulsive noise activities (e.g., nail guns during framing). • When feasible, select "quieter" construction methods and equipment. Examples include: 1) using electrical service rather than portable power generators; and 2) using rollers rather than vibratory compactors. • Locate noisy stationary equipment (e.g., compressors) and material unloading and staging areas away from the nearest adjacent uses. • Require posted signs at the construction site, which provide the permitted construction days and hours, a day and evening contact number for the job site and a day and evening contact number for the City in the event of problems. • Notify the City and neighbors in advance of the schedule for each major phase of construction and expected loud activities or impulsive noise activities (e.g., nail guns during framing). • When feasible, select "quiet" construction methods and equipment. Examples include: 1) using electrical service rather than portable power generators and 2) using rollers rather than vibratory compactors. • Locate noisy stationary equipment (e.g., compressors) and material unloading and staging areas away from the nearest adjacent uses. Require that all construction equipment (e.g., excavators, backhoes) be in good working order and that mufflers are installed and functioning properly. Avoid unnecessary idling of diesel engines. Building Division: 17. Permits Required: A Building Permit application shall be required for each of the proposed (9) new dwelling structures. The Building Permit shall include Electrical/Plumbing/ Mechanical fees when such work is part of the permit. Conditions of Approval Page 6 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue 18. 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 person. 19. Construction Plans: The Conditions of Approval shall be provided on reduced size sheets included as part of the construction plans submitted for Building Permit. 20. 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. 21. 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 22. 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.0 Appendix 1, Section 106. Please obtain City of Campbell Special Inspection forms from the Building Inspection Division Counter. 23. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue -lined on the construction plans. 8.5-inch X 11-inch calculations shall be submitted as well. 24. 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 submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 25. 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) Conditions of Approval Page 7 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue 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. 26. P.G. & E.: The applicant is advised to contact PG&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 PG&E concerning utility easements, distribution pole locations and required conductor clearances. 27. California Green Building Code: This project is subject to the mandatory requirements for new residential structures (Chapter 4) under the California Green Building Code, 2016 edition. 28. 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. 29. Automatic Fire Sprinkler Systems: This project shall comply with the California Residential Building Code and be equipped with a complying Fire Sprinkler system. 30. Storm Water Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels. FIRE DEPARTMENT 31. Limited Review: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements 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. 32. Fire Sprinklers Required: (As noted on Sheet #A1.0) 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. 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 Sec. 903.2 as adopted and amended by CBLMC. Conditions of Approval Page 8 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue 33. Fire Department (Engine) Roadway Turn -around Required: (As noted on Sheet #A1.1) Dead- end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Provide an approved fire department engine roadway turnaround with a minimum radius of42 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specification sheet A-1. Cul-De-Sac Diameters shall be no less than 72 feet. CFC Sec. 503. 34. Fire Apparatus (Engine) Access Roads Required: (As noted on Sheet #A1.1) Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 42 feet outside and 23 feet inside, and a maximum slope of 15%. For installation guide lines refer to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503. Maintain 20' clear width for the entire length of fire lane. 35. Parking: (As noted on Sheet #A1.1) When parking is permitted on streets, 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: Fire lane and turnaround striping shall be provided and verified by site inspection. 36. Timing of installation: When fire apparatus access roads or a water supply for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles in accordance with Section 505.2 CFC Sec. 501.4 37. Public/Private Fire Hydrants) Required: (As noted on Sheet #A1.2) public fire hydrants provided at location(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 500 GPM at 20 psi, residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C 38. Water Supply Requirements: 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). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. Conditions of Approval Page 9 of 9 Planned Development Permit (Project File No.: PLN2018-225) 202 W. Rincon Avenue 39. Address Identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the Fire Code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] PUBLIC WORKS DEPARTMENT 40. Tentative Vesting Subdivision Map: All Conditions of Approval of the Tentative Subdivision Map shall be implemented and fulfilled to the satisfaction of the City Engineer.