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CC Ordinance 2274ORDINANCE NO. 2274 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 50-FOOT TALL MIXED -USE BUILDING (15 APARTMENT UNITS AND 2,079 SQUARE FEET OF GROUND FLOOR COMMERCIAL SPACE) WITH AT -GRADE AND UNDERGROUND PARKING AND ASSOCIATED SITE IMPROVEMENTS WITH A DENSITY BONUS TO ALLOW A REDUCTION IN REQUIRED PARKING FOR PROPERTY LOCATED AT 2575 & 2585 S. WINCHESTER BOULEVARD PROJECT FILE NO. PLN2019-39 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 OF THE CITY OF CAMPBELL DOES HEREBY ORDAIN AS FOLLOWS: The City Council finds as follows with regard to the approval of a Planned Development Permit: Environmental Finding(s) 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. Evidentiary Findings 2. The proposed project includes a Planned Development Permit to allow the construction of an approximately 50-foot tall mixed -use building (15 apartment units and approximately 2,079 square feet of ground floor commercial space) with at -grade and underground parking and associated site improvements, a Tentative Parcel Map to allow the merger of two parcels, dedication of additional public right-of-way and new public utility easements, and the abandonment of existing public utility easements, a Tree Removal Permit to allow the removal of ten (10) on -site trees, a Density Bonus to allow a reduction in required parking, and a Variance to allow the placement of a new utility pole for property located at 2575 & 2585 S. Winchester Boulevard. 3. The project site comprises two parcels located at the northwest corner of S. Winchester Boulevard and Friar Way which have a combined net lot area of approximately 14,688 square -feet (.33 acres). Ordinance No. 2274 Page 2 of 6 Approving of a Planned Development Permit 2575 & 2585 S. Winchester Boulevard — Proiect File No.: PLN2019-39 4. The site is developed with two single-family homes and improved with 10 trees which would be removed as part of the project. 5. The project site is bordered by a small commercial center (automotive repair) to the north and a single-family residence to the west. 6. 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. 7. 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). 8. The project site is designated by the Campbell General Plan Land Use Diagram as Residential/Commercial/Professional Office (21-27 Units/Gr. Acre). The proposed project would result in a density of approximately 23-units per gross acre, consistent with General Plan Land Use Designation. 9. The property is zoned P-D (Planned Development). 10. The Planned Development Permit application includes a request for a Density Bonus as permitted by Campbell Municipal Code (CIVIC) Chapter 21.20 and California Government Code Sections 65915-65918. The requested Density Bonus would allow an increase in the allowable density (not exercised) and the use of State parking standards as permitted by CIVIC Section 21.20.120.4. No incentives, concessions, or waivers have been requested. 11. As the project is a rental housing development with at least 11 % very low income units, located within one-half mine of a major transit stop, and has unobstructed access to the major transit stop (sidewalks and crosswalks) the State parking standard for the residential component of the project is .5 spaces per bedroom. 12. For the fifteen residential units with 28 bedrooms proposed, this equates to a parking requirement of 14 residential parking spaces. 13. For the commercial tenant spaces, the project would also be required to provide a minimum of 10 parking spaces based on a retail standard of 1 parking space per 200 sq. ft. of gross floor area. 14. In total, the project is required to provide a minimum of 14 residential parking spaces and 10 commercial parking spaces (24 parking spaces), where a total of 34 parking spaces have been provided. 15. The commercial component of the mixed -use building will be approximately 2,079 square feet. Parked at a retail standard this component would require 1 parking space per 200 square feet of floor area, which results in a parking requirement of 10 parking spaces after rounding down in accordance with CIVIC Section 21.02.020.D. Ordinance No. 2274 Page 3 of 6 Approving of a Planned Development Permit 2575 & 2585 S. Winchester Boulevard — Proiect File No.: PLN2019-39 16. The project qualifies for a density bonus in that it creates at least five additional living units (not including density bonus units), included a request for a density bonus as part of the application for the first approval of the residential project, and meets the criteria for a density bonus established in CIVIC Section 21.20.080. 17. The Proposed Project includes provision of two (2) very -low-income (VLI) units, constituting the two (2) "target units" for the requested Density Bonus. The two (2) "target units" equal 10.5% the 19 allowable "base units" (.67 gross acre project site x 27 units/gr. acre, rounded up per CIVIC Sec. 21.20.100.1). Provision of two (2) VLI "target units" qualifies the Proposed Project for a 35% density bonus per CIVIC Section 21.20.090 allowing for a project density of up to 36.45 units per gross acre (23-units per acre proposed). 18. The Proposed Project identifies Units 2 and 12 (2-bedroom units; with 2 assigned parking spaces each) as the proposed locations for the two (2) "target units." In consideration that 73% of the project is comprised of two -bedroom units, and the two units proposed will be two -bedroom units, which are located on separate floors and in separate areas of the building (side and rear), the allocation may be found consistent with the intent of Section 21.20.120.2: All target units shall be reasonably dispersed throughout the residential project and shall be comparable to the design of the market rate units in terms of distribution of model types, number of bedrooms, appearance, materials and finished quality of the market rate units in the development. There shall not be significant identifiable differences between target and market rate units visible from the exterior, and the size and design of the target units shall be reasonably consistent with the market -rate units in the development. 19. The Proposed Project is also subject to the provisions CIVIC Chapter 21.24 (Inclusionary Housing Ordinance) requiring that 15% of the 15 units within the Proposed Project (2.25 units rounded down to 2 units in accordance with CIVIC Section 21.24.040A) be made available at an affordable ownership cost. As permitted by CIVIC Section 21.20.100.6 the two (2) provided "target units" for the requested Density Bonus may satisfy the "inclusionary units" obligation as the "target units" would fulfill the affordability requirements of CIVIC Section 21.24.040.D. 20. The proposed Planned Development Permit is considered in conjunction with and subject to, a Tentative Parcel Map to allow the merger of two parcels, dedication of additional public right-of-way and new public utility easements, and the abandonment of existing public utility easements. 21. 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. Ordinance No. 2274 Page 4 of 6 Approving of a Planned Development Permit 2575 & 2585 S. Winchester Boulevard — Project File No.: PLN2019-39 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. • Orient high activity areas such as outdoor dining areas and plazas, and major pedestrian routes toward the amenity or open space. Strategy LUT-10.1 c: Outdoor Common Areas: Encourage well -designed and landscaped outdoor common areas for eating, relaxing, or recreation for new projects, and if feasible, when buildings are remodeled or expanded. When possible, the common outdoor areas should adjoin natural features. 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. 22. The Proposed Project incorporates a requirement for off -site public improvements including dedication of right-of-way for public street purposes and installation of City standard curb, gutter, sidewalk, driveways, street tree(s), and street light(s). 23. The proposed Planned Development Permit would be adopted by City Council ordinance as required by CIVIC Section 21.12.030.H.10.c(2), because the project involves the construction of more than 20,000 square feet of gross floor area. 24. In review of the proposed project, the Planning Commission 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. 25. The Planning Commission further considered the landscaping design of the proposed project, including the location, height, and material of fences, walls, hedges, and screen Ordinance No. 2274 Page 5 of 6 Approving of a Planned Development Permit 2575 & 2585 S. Winchester Boulevard — Proiect File No.: PLN2019-39 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. 26. The Planning Commission 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. 27. The Planning Commission staff report, dated June 22, 2021, provides additional information and explanation in support of each of the required findings for approval of the Planned Development Permit. 28. 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 Planning Commission further finds and concludes that: Planned Development Permit Findings (CIVIC Sec. 21.12.030.H.6): 29. 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; 30. The proposed development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area; 31. 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; 32. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole; 33. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project; 34. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project; 35. 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; Ordinance No. 2274 Page 6 of 6 Approving of a Planned Development Permit 2575 & 2585 S. Winchester Boulevard — Project File No..- PLN2019-39 Density Bonus Findings (CMC Sec. 21.20.140.2): 36. The residential project is eligible for a density bonus and any concessions, incentives, waivers, modifications, or reduced parking standards requested; conforms to all standards for affordability included in this chapter; and includes a financing mechanism for all implementation and monitoring costs; and 37. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation if required by Section 21.20.1101 Environmental Findings (CMC Sec. 21.38.050).- 38. The project is 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 and zoning regulations, are under five acres in size, substantially surrounded by urban uses, located on sites that have no value as habitat for endangered, rare, or threatened species (i.e. wetland), 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-, and 39. 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 an approximately 50-foot tall mixed - use building (15 apartment units and 2,106 square feet of ground floor commercial space) with at -grade and underground parking and associated site improvements with a Density Bonus to allow a reduction in required parking for property located at 2575 & 2585 S. Winchester Boulevard, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 7th day of September, 2021, by the following roll call vote: AYES: COUNCILMEMBERS: Bybee, Landry, Lopez, Resnikoff NOES: COUNCILMEMBERS- None RECUSED: COUNCILMEMBERS: Gibbons ABSENT: COUNCILMEMBERS: None APPROVED- Paul Resnikoff, Vice Mayo ATTEST: Dusty Christopherson, City Clerk EXHIBIT A CONDITIONS OF APPROVAL PLANNED DEVELOPMENT PERMIT Project File No.: PLN2019-39 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 an approximately 50-foot tall mixed -use building (15 apartment units and approximately 2,106 square feet of ground floor commercial space) with at -grade and underground parking and associated site improvements and a Density Bonus to allow a reduction in the required parking, for property located at 2575 & 2585 S. Winchester Boulevard. The project shall substantially conform to the Project Plans, included as Attachment F in the August 17, 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. Parcel Map: Exercise of the Planned Development Permit approval is contingent upon recordation of the Parcel Map to allow the merger of 2575 & 2585 S. Winchester Boulevard, dedication of additional public right-of-way and new public utility easements, and the abandonment of existing public utility easements. The Parcel Map shall be recorded prior to the issuance of building or grading permits. However, the Parcel 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. Pedestrian Alert System: Change Detail 6 (Flash Alert Solar Pedestrian Sign) on Sheet A009 to add the message "Stop for Pedestrians" and to be framed with an octagon shape instead with diamond shape. The final design and placement of this sign shall be to the satisfaction of the City Engineer. Conditions of Approval Page 2 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard b. Extension of Median: The project plans shall be revised to indicate the extension of the median island on Winchester Boulevard up to the intersection with the property line on the north side of the property and indicate such work shall be completed under a separate encroachment permit. The final design of the median shall be to the satisfaction of the City Engineer. c. Red Curb: The project plans shall be revised to indicate that the curb between the new driveway on Friar and the intersection of Friar Way and Winchester Boulevard shall be painted red and signed appropriately to prohibit parking. d. Consistency: The Civil and Landscaping Plans shall be updated to match change made to the Architectural Plan Sheets — including, but not limited to, the expansion of the trash enclosure and loss of one parking space. 6. Minor Revisions: Architectural refinements and other minor revisions to the Approved Project Plans may be administratively reviewed and approved by the Community Development Director. If the revisions would result in additional building square footage or substantially alter the design or specifications approved by the site plan the Director shall require a "Modification of a Planned Development Permit" in compliance with CIVIC Section 21.12.030.H.3. 7. Developer Affordable Housing Agreement: Exercise of this Approval is contingent upon recordation of a "Developer and Affordable Housing Agreement" for the provision of below - market rate housing. This Agreement shall specify Unit 2 and 12 as the location of the two (2) "target units" and indicate that the units shall be made available at affordable rent to 'very - low income' households. The applicant shall pay $1,035.00 (in accordance with the FY21/22 adopted Fee Schedule) for the preparation of the Housing Agreement prior submittal of a building permit or recordation of the Parcel Map. The fee in effect at the time of payment shall be the fee due. 8. 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. 9. 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 Conditions of Approval Page 3 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard 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." 10. Landscaping: Landscape areas in the aforementioned landscaping plan shall consist of a mix of plants including natural turf, ornamental grasses, groundcovers, shrubs, and trees and/or synthetic turf throughout and shall be provided with permanent irrigation, in compliance with the Water Efficient Landscape Standards and Campbell Municipal Code. All landscaping will be maintained in good condition and replaced as needed. a. Sight Visibility: Specific to landscaping installed near the intersection of Friar Way and Winchester, and the entrance/exit points of driveways, landscaping/vegetation shall be trimmed to ensure adequate visibility at all times. 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. 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 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. 12. Construction Activity: The following standards shall apply to construction of the project. 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. 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 Conditions of Approval Page 4 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard 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. 13. 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 (CIVIC 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. 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. 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. 17. 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 permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 18. Parking Management Plan: The applicant shall submit a Parking Management Plan for the for the review and approval by the Community Development Director. The plan shall indicate that residential parking spaces shall not be rented to individual units and shall be allocated in accordance with the Parking Chart included on Sheet A009 of the Project Plans included as Attachment 6 in the June 22, 2021 Planning Commission Staff Report. The plan shall further indicate that commercial parking spaces shall be shared among all commercial tenant spaces, and outline how the six (6) shared parking spaces shall be programmed. The program shall include the location and design of any parking signs and may be amended from time to time by the Community Development Director to be responsive to changes in Conditions of Approval Page 5 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard land uses in the building, and may include specific hours of use for individual uses and spaces (i.e. restricting shared parking to residential uses at night). Further, the Parking Management Plan shall ensure equal access to shared parking spaces by Below -Market Rate Housing Units in the Project as enjoyed by other residential uses, as amended from time to time. 19. 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 Conditions of Approval Page 6 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard 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. 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. Conditions of Approval Page 7 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard Building Division: 20. 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. 21. 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. 22. Construction Plans: The Conditions of Approval shall be provided on reduced size sheets included as part of the construction plans submitted for building permit. 23. 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. 24. 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 25. 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. 26. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue -lined on the construction plans. 8Y2 X 11 calculations shall be submitted as well. 27. 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. 28. 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: Conditions of Approval Page 8 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard 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. 29. 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. 30. 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. 31. 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. 32. Automatic Fire Sprinkler Systems: This project shall comply with the California Residential Building Code and be equipped with a complying Fire Sprinkler system. 33. 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 34. 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. 35. Fire Sprinklers Required: (As Noted on Sheet A000) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1. In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. 2. In all new basements and in existing basements that are expanded. Exception: Existing basements that are expanded by not more than 50%. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor Conditions of Approval Page 9 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed 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. CRC Sec. 313.2 as adopted and amended by CIVIC. Revise Sheet A000 that NFPA 13 system will be installed. 36. Standpipes Required: (As noted on Sheet A010) Standpipe systems shall be provided in new buildings and structures in accordance with this section. Fire hose threads used in connection with standpipe systems shall be approved and shall be compatible with fire department hose threads. The location of fire department hose connections shall be approved. Standpipes shall be manual wet type. In buildings used for high -piled combustible storage, fire hose protection shall be in accordance with Chapter 32. Installation standard. Standpipe systems shall be installed in accordance with this section and NFPA 14 as amended in Chapter 47. CFC Sec. 905. 37. Fire Alarm System: (As noted on SheetA010) Required fire alarm system shall be designed and installed as required in the currently adopted edition of CFC Sec, 907, as adopted and amended by the CBLMC and referenced codes and Standards, including, but not limited to, NFPA 72. 38. Emergency Responder Radio Coverage in New Buildings: (As noted on SheetA010) All new 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 improvement of the existing public safety communication systems. CFC Sec. 510.1 as adopted and amended by the CBLMC. 39. Two -Way Communication System: (As noted on Sheet A010) Two-way communication systems shall be designed and installed in accordance with NFPA 72, the California Electrical Code, the California Fire Code, the California Building Code, and the city ordinances where two way system is being installed, policies, and standards. Other standards also contain design/installation criteria for specific life safety related equipment. These other standards are referred to in NFPA 72. 40. Ground Ladder Access: (As noted on Sheet A012) 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 1030 NFPA 1932 Sec. 5.1.8 through 5.1.9.2. Ladder pads (one for each emergency egress window) and an approved access walkway leading from the fire apparatus access road to them, shall be provided. All-weather supportive surface. Variance request received and approved by SFPE. Rob Campbell. 41. Public/Private Fire Hydrant(s) Required: (As noted on Sheet A011) Provide public fire hydrant (s) 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 2,125 GPM at 20 psi, residual. Fire hydrants shall be provided along required fire Conditions of Approval Page 10 of 10 Planned Development Permit (Project File No.: PLN2019-39) 2575 & 2585 S. Winchester Boulevard apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C. FDC shall be installed at the street on the street address side of the building and within 100 ft of a public hydrant. See SCCFD standard SP-2. 42. Address Identification: (As noted on Sheet A010) 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. Address numbers shall be maintained. CFC Sec. 505.1. 43. Construction Site Fire Safety: (As noted on Sheet A010) All construction sites must comply with applicable provisions of our Standard Detail and Specification SI-7 and Chapter 33 of the currently adopted edition of the California Fire Code. This must be submitted to, and approved by this office prior to commencing and demolition/construction activities. 44. Aerial Fire Apparatus Access Roads: (As noted on Sheet A010) 1. 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. 2. 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. 3. 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. 45. Fire Lanes Required: (As noted on Sheet A010) The minimum clear width of fire department access roads shall be 20 feet. The minimum outside turning radius is 42 feet for required circulating access roadways. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code. 46. Limited Review: 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 47. Tentative Parcel Map: All Conditions of Approval of the Tentative Parcel Map shall be implemented and fulfilled to the satisfaction of the City Engineer.