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Development Review Committee (DRC)
ROUTING SHEET
X Building Division Police Department
X Fire District Economic Development
X Land Development X , Traffic Engineer
Project Address: 601 Almarida Drive
Zoning/Area Plan: R-3 / None Presentation: 11/14
Neighborhood Association(s): Hamann Park Neighborhood Association Completeness: 11/21
File No.: PLN2018-202, 203, 204 Conditions: 11/28
APN: 279-30-043
Applicant: Nicholas Leone Distribution: 11/8
Property Owner: Raintree Campbell Submittal: 3rd
Application Type: Site &Arch, Tree Removal Permit, Initial Study
Project Description: Add 60 new dwelling units and parking to existing 180- Planner: SR
unit property. Density bonus project with concession/incentive of open
space, setback between non-accessory structures on the same lot, and
requests for waivers to floor area ratio and lot coverage.
DEPARTMENTAL RECOMMENDATION: If it can be determined that this project will require minimal or
no comments by your department/agency, please return this comment sheet with your initials to the
Project Planner as soon as possible.
Status Initial
Conditions
No Conditions
Additional information/revisions (see attached)
MEMORANDUM CITY OF CAMPBELL
TO: Stephen Rose, Project Planner DATE: 11/21/19
FROM: Arlyn Villanueva,Assistant Engineer(408) 866-2153,r
SUBJECT: DRC APPLICATION
Site Address: 601 Almarida Drive
For File No(s): PLN2018-202, 203, 204
Project Description: Add 60 additional apartment units, a 1,500 SQFT clubhouse, a pool deck
and allow facade improvements to an existing 180-unit market rate
residential apartment community (d.b.a. The Franciscan) as a density
bonus project.
Applicant: Nicholas Leone/Raintree Campbell, Owner
COMMENTS
a. Street Improvement: Add a street improvement plan sheet to the plan set that will include the
following:
a. Show park strip and detached sidewalk totaling 10' along Almarida Drive project
frontage.
b. Show existing property line, new property line and area to be dedicated to the City of
Campbell to accommodate the 10' parkstrip and sidewalk.
c. Show the replacement of the existing driveways with City standard driveways (ADA
compliant driveways) along Almarida Drive and David Avenue project frontages.
d. Show installation of truncated domes on the pedestrian ramps at the traffic circle.
e. Show all existing utilities, street trees and trees that are adjacent to existing
sidewalk.
f. Connect the on-site storm directly to the storm main on Almarida Drive with a new
manhole. Remove the back of inlet connection.
2. Stormwater Pollution Prevention Measures:
a. Plans shows changes to the stormwater plan, submit an updated C.3 Data Form. C.3
Data Form can be found at https://www.ci.campbell.ca.us/213/Requirements .
b. Submit a soft copy of the "Worksheet for Calculating the Combination Flow and
Volume Method".
c. Maximum ponding is 12", DMA#1 is showing 15.91 inches.
d. Include the treatment area(IMP-#) in the DMA boundary to easily identify which
DMA is being treated by a treatment area.
e. Pool deck area should be treated.
f. Clearly identify the type of treatment area being used(bio-retention, flow through
planter ...).
g. Explain or show how DMA#1 stormwater for the 10,844 sf will be conveyed to
treatment area IMP-1.
h. Clearly show how stormwater is conveyed to treatment area, downspouts or pipes
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601 Almarida Drive (PLN2018-202, 203, 204)
feeding into the treatment area, overflow structure in the treatment area, underdrain
in the treatment area and the outflow pipe from the treatment area to the storm
system system.
i. Identify the areas that will be used for self-treating areas and show how impervious
areas are sloped towards the self-treating areas by using arrows.
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS
3. The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. Streetscape standards will need to be
upgraded to continue the improvements from David Avenue to Almarida Drive (parkstrip
and sidewalk). All driveways will need to be accessible (ADA) compliant. All cross walks
will require retrofit to be ADA complaint. Upgrade all street light fixtures to LED fronting
the project. Street dedication will also be required for the streetscape standard along
Almarida Drive.
4. Construction Drawings: The applicant shall submit the required Street Improvement Plans,
and Grading and Drainage Plans directly to the Public Works Department prior to, or
concurrent with the Building permit application. Said application shall include the
following:
a. Response Letter: Upon submittal of the required plans, the applicant shall provide an
itemized response letter verifying that all the Public Works Conditions of Approval
have been met or addressed.
b. Submittal Requirements: The checklist for the various plans required for submittal
can be found on the City's Website at City Services Public
Works►Engineering►Land Development►Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist for Grading and Drainage
ii. Checklist for Street Improvement Plans
iii. Street Dedication Requirements
5. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current (within the past 6 months) Preliminary Title Report.
6. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional right-of-
way to be granted in fee for public street purposes along the Almarida Drive frontage to
accommodate ten foot of park strip and sidewalk, unless otherwise approved by the City
Engineer. The applicant shall submit the necessary documents for approval by the City
Engineer process the submittal with City staff's comments and fully complete the right-of-
way process. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
7. Soils Report: Upon submittal of the grading plans, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
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601 Almarida Drive (PLN2018-202, 203,204)
8. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. Prior to occupancy, the design engineer shall provide written certification that the
development has been built per the engineered grading and drainage plans.
In addition, a plan review letter will be required of the Geotechnical engineer for the entire
grading and drainage system which should include but is not limited to a review of the
subsurface of the non-compacted biotreatment material that may have potential for
subsurface failure and surface failure due to vehicle loads.
9. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
10. State General Construction Activity Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm Water
Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the
filed Notice of Intent and SWPPP.
11. Storm Water Information: On the preliminary grading/utility plans show the amount, in
square footage, of:
a. Existing impervious area.
b. Proposed impervious area.
c. Proposed pervious area.
12. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and
the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the
project must include source control, site design and treatment measures to achieve
compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not
limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and
treatment devices. The primary objectives are to improve the quality and reduce the quantity
of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development including
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•
. 601 Almarida Drive (PLN2018-202, 203,204)
the types of stormwater controls to be used. The applicant shall submit preliminary sizing and
design showing stormwater controls meet the City's requirements.
Prior to issuance of any grading or building permits:
a. The applicant's designer or engineer shall submit the required certification indicating
that sizing, selection, and design of treatment BMP's for the project site has been
completed to meet the requirements of the City of Campbell's NPDES permit, No.
01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities"and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management facilities,
submit a complete set of as-built drawings to Public Works Engineering, and certify
on these drawings that:
i. The stormwater management facilities were constructed in compliance with
the approved plans.
ii. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
iii. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
iv. Any changes are in conformance with local, state, or federal regulations.
13. Trash Capture — Install trash capture inserts (KriStar FloGard or approved equal) in all on-
site storm drain catchbasins, and a full trash capture screen (StormTek ST3G or approved
equal) in the existing storm drain catchbasin along the Almarida Avenue and David Drive
frontage.
14. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Utility locations shall not cause damage to any existing street trees. Where there are utility
conflicts due to established tree roots or where a new tree will be installed, alternate locations
for utilities shall be explored. Include utility trench details where necessary.
15. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
16. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
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' 601 Almarida Drive (PLN2018-202, 203, 204)
17. Pavement Restoration: The applicant shall restore the pavement in compliance with City
standard requirements. In the event that the roadway has recently received a pavement
treatment or reconstruction, the project will be subject to the City's Street Cut Moratorium.
The applicant will be required to perform enhanced pavement restoration consistent with the
restoration requirements associated with the Street Cut Moratorium. The City's Pavement
Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information
on the streets currently under moratorium and the enhanced restoration requirements.
18. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to
issuance of any grading or building permits for the site, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be prepared by a
registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following,
unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No private utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of all existing driveway approaches and necessary sidewalk, curb and
gutter.
d. Installation of any additional City approved street trees, at 30 feet on center.
e. Installation of City standard curb, gutter, sidewalk, park strip, curb ramps and ADA
compliant driveway approaches.
f. Installation of full trash capture device (StormTek ST3G or approved equal) in
existing storm drain inlet.
g. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
h. Installation of detectable warning surface on the 2 existing pedestrian ramps on the
traffic circle at the intersection of Almarida Drive/David Avenue. Detectable warning
surface shall be precast 1' x 1' x 2" ADA compliant detectable warning concrete
pavers — Wausau Terra pavers, ADA 2 -60, as manufactured by Wausau Tile or
approved equal. Contractor shall provide a sample paver a minimum of 14 days prior
to installation. City reserves the right to change paver specifications.
i. Installation of LED streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
j. Installation of traffic control, stripes and signs.
k. Connect the on-site storm directly to the storm main on Almarida Drive with a new
manhole. No back of inlet connection.
1. Construction of conforms to existing public and private improvements, as necessary.
m. Submit final plans in a digital format acceptable to the City.
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601 Almarida Drive (PLN2018-202, 203, 204)
19. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing
occupancy and/or final building permit signoff for any and/or all buildings, the applicant
shall have the required street improvements and pavement restoration installed and accepted
by the City, and the design engineer shall submit as-built drawings to the City.
20. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities
to serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas,
water, electric and all other utility work.
21. Additional Street Improvements: Should it be discovered after the approval process that new
utility main lines, extra utility work or other work is required to service the development, and
should those facilities or other work affect any public improvements, the City may add
conditions to the development/project/permit, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
22. Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall satisfy all the traffic mitigation measures outlined in the traffic impact
analysis.
23. Trash Enclosure Requirements:
a. NPDES Permit No. CAS6 12008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the
Permittee's planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source control
measures to limit pollutant generation, discharge, and runoff. These source control
measures should include covered trash, food waste, and compactor enclosures.
b. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants can
be discharged into the City's storm drain system. Trash enclosures contain pollutants.
During a rain event (or during general cleaning) water washes over and into roofless
enclosures, collecting pollutants and discharging to the City's storm drain system.
Applicants are required to show how new trash enclosures will not discharge
pollutants into the storm drain system. One possible method is to provide a sanitary
drain in the trash enclosure.
c. West Valley Sanitation District(WVSD) the local sanitary sewer agency's authority
and standards: If a sanitary connection will be installed, WVSD requires a roof on the
enclosure.
J:\LandDev\Conditions\Ping\Almarida Drive 601 11-19-2019 Page 6 of 6
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Development Review Committee (DROlicWo,kSRaml 018
ROUTING SHEET tion
X Building Division Police Department
X Fire District Economic Development
X Land Development X Traffic Engineer
Project Address: 601 Almarida Drive
Zoning/Area Plan: R-3 / None Presentation: 6/28
File No.: PLN2018-202, 203, 204 Completeness: 7/5
APN: 279-30-043 Conditions: 7/12
Applicant:Jason Check
Property Owner: Raintree Partners Distribution: 6/21
Application Type: Site &Arch, Tree Removal Permit, Initial Study Submittal: 1St
Project Description: Add 60 new dwelling units and parking to existing 180-
unit property. Planner: SR
DEPARTMENTAL RECOMMENDATION: If it can be determined that this project will require minimal or
no comments by your department/agency, please return this comment sheet with your initials to the
Project Planner as soon as possible.
Status Initial
Conditions
No Conditions
Additional information/revisions (see attached)
MEMORANDUM CITY OF CAMPBELL
TO: Stephen Rose,Project Planner DATE: 06/28/2018
FROM: Doris Quai Hoi, Project Engin
SUBJECT: DRC APPLICATION
Site Address: 601 Almarida Drive
For File No(s): PLN2018-202,203,208
Project Description: application to ADD 60 additional apartment units, a 1,500 SQFT
clubhouse, a pool deck and allow facade improvements to an existing 180-
unit market rate residential apartment community (d.b.a. The Franciscan)
as a density bonus project. Underground parking included.
Applicant: Raintree Partners
PUBLIC WORKS DEPARTMENT COMPLETENESS COMMENTS
1. Public Improvements: On the civil site plans show upgraded improvements from David
Avenue to Almarida Drive (parkstrip and sidewalk), all proposed driveways to be (ADA)
compliant. All cross walks will require retrofit to be ADA complaint. Fronting the project.
(David and Alamrida) identify all the street light fixtures to be upgraded to LED. Show the
proposed street dedication required for the streetscape standard along Almarida Drive
(include area to be dedicated in fee).
2. Civil Site Plan: Add a civil site plan to include all existing public improvements including
but not limited to utilities, existing driveways, street lights, street trees, utility boxes and
include centerline to property line along David and Almarida Drive.
3. Utilities: All private utilities shall be shown on private property including SCO, WM, any
electrical utilities, vaults etc. If a preliminary joint trench plan is available please include
that on the next resubmittal.
4. Trash Enclosure: A new or modified covered trash enclosure will require connection to the
sanitary sewer. Demonstrate this on the plans if applicable.
5. Stormwater Management Control Plan:
a. Flow-thru planter:
i. Proposed flow through planter areas shown for the treatment have been
verified however, demonstrate that 6" ponding depth is sufficient for each of
the planters. Provide dimensions on the flow through planter including the
different strata layers. Also provide a minimum of 4" freeboard.
ii. Provide a table for the self-treating areas and including in the table the
impervious to pervious areas. Provide a typical section of the self-retaining
areas and demonstrate in the cross section how this will drain to the
landscaping areas.
iii. Flow-thru planters that are in close proximity to any building foundation will
require waterproofing and clearance from the geotechnical and structural
engineer. Add this note to the Grading Plans. Grades shall fall a minimum 6"
within the first 10 feet. If impervious surfaces are within 10-ft of the building
found, 2% away from the foundation is required.
iv. Include the C.3 Volume/Flow Calculation forms per Sheet C.02 (8-1/2x11)
J:\LandDev\Completeness\Specific Projects\Almarida Drive 601.docx Page 1 of 1
•C:A A. L
RF�FIVD
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Development Review Committee (DR 4'/ orksgamin�srr
ROUTING SHEET quo„
X Building Division Police Department
X Fire District Economic Development
X Land Development X Traffic Engineer
Project Address: 601 Almarida Drive
Zoning/Area Plan: R-3 / None Presentation: 6/28
File No.: PLN2018-202, 203, 204 Completeness: 7/5
APN: 279-30-043 Conditions: 7/12
Applicant: Jason Check
Property Owner: Raintree Partners Distribution: 6/21
Application Type: Site &Arch, Tree Removal Permit, Initial Study Submittal: 1St
Project Description: Add 60 new dwelling units and parking to existing 180-
unit property. Planner: SR
DEPARTMENTAL RECOMMENDATION: If it can be determined that this project will require minimal or
no comments by your department/agency, please return this comment sheet with your initials to the
Project Planner as soon as possible.
Status Initial
Conditions
No Conditions Additional information/revisions (see attached) r y 'Y-'I
MEMORANDUM CITY OF CAMPBELL
TO: Stephen Rose, Project Planner —.. DATE: 06/28/2018
FROM: Doris Quai Hoi, Project Engin:dirt
SUBJECT: DRC APPLICATION
Site Address: 601 Almarida Drive
For File No(s): PLN2018-202,203,208
Project Description: application to ADD 60 additional apartment units, a 1,500 SQFT
clubhouse, a pool deck and allow façade improvements to an existing 180-
unit market rate residential apartment community (d.b.a. The Franciscan)
as a density bonus project. Underground parking included.
Applicant: Raintree Partners
PUBLIC WORKS DEPARTMENT COMPLETENESS COMMENTS
1. Public Improvements: On the civil site plans show upgraded improvements from David
Avenue to Almarida Drive (parkstrip and sidewalk), all proposed driveways to be (ADA)
compliant. All cross walks will require retrofit to be ADA complaint. Fronting the project
(David and Alamrida) identify all the street light fixtures to be upgraded to LED. Show the
proposed street dedication required for the streetscape standard along Almarida Drive
(include area to be dedicated in fee).
2. Civil Site Plan: Add a civil site plan to include all existing public improvements including
but not limited to utilities, existing driveways, street lights, street trees, utility boxes and
include centerline to property line along David and Almarida Drive.
3. Utilities: All private utilities shall be shown on private property including SCO, WM, any
electrical utilities, vaults etc. If a preliminary joint trench plan is available please include
that on the next resubmittal.
4. Trash Enclosure: A new or modified covered trash enclosure will require connection to the
sanitary sewer. Demonstrate this on the plans if applicable.
5. Stormwater Management Control Plan:
a. Flow-thru planter:
i. Proposed flow through planter areas shown for the treatment have been
verified however, demonstrate that 6" ponding depth is sufficient for each of
the planters. Provide dimensions on the flow through planter including the
different strata layers. Also provide a minimum of 4"freeboard.
ii. Provide a table for the self-treating areas and including in the table the
impervious to pervious areas. Provide a typical section of the self-retaining
areas and demonstrate in the cross section how this will drain to the
landscaping areas.
iii. Flow-thru planters that are in close proximity to any building foundation will
require waterproofing and clearance from the geotechnical and structural
engineer. Add this note to the Grading Plans. Grades shall fall a minimum 6"
within the first 10 feet. If impervious surfaces are within 10-ft of the building
found, 2%away from the foundation is required.
iv. Include the C.3 Volume/Flow Calculation forms per Sheet C.02 (8-1/2x11)
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Santa Clara Valley RECEIVED
Ark' Urban Runoff
Pollution Prevention Program JUN 1 9 2018
CITY OF CAMPBELL
PROVISION C.3 DATA FORM PLANNING DEPT.
Which Projects Must Comply with Stormwater Requirements?
All projects that create and/or replace 10,000 sq.ft. or more of impervious surface on the project site must
fill out this worksheet and submit it with the development project application.
All restaurants,auto service facilities, retail gasoline outlets,and uncovered parking lot projects
(stand-alone or part of another development project, including the top uncovered portion of parking
structures)that create and/or replace 5,000 sq.ft.or more of impervious surface on the project site must also
fill out this worksheet.
Interior remodeling projects,routine maintenance or repair projects such as re-roofing and re-paving, and
single family homes that are not part of a larger plan of development are NOT required to complete this
worksheet.
What is an Impervious Surface?
An impervious surface is a surface covering or pavement that prevents the land's natural ability to absorb and
infiltrate rainfall/stormwater. Impervious surfaces include,but are not limited to rooftops, walkways,paved
patios, driveways,parking lots, storage areas,impervious concrete and asphalt, and any other continuous
watertight pavement or covering. Pervious pavement, underlain with pervious soil or pervious storage
material (e.g., drain rock), that infiltrates rainfall at a rate equal to or greater than surrounding unpaved areas
OR that stores and infiltrates the water quality design volume specified in Provision C.3.d of the Municipal
Regional Stormwater Permit(MRP), is not considered an impervious surface.
For More Information
For more information regarding selection of Best Management Practices for stormwater pollution prevention
or stormwater treatment contact:
1. Project Information
Project Name: Franciscan Apartments APN# 279-30-043
Project Address: 601 Almarida Drive
Cross Streets: E Hamilton Avenue
Applicant/Developer Name: Raintree Partners
Project Phase(s): 1 of 1 Engineer: Talus, Inc.
Project Type (Check all that apply): ❑ New Development 12g Redevelopment
ll Residential ❑ Commercial ❑ Industrial ❑ Mixed Use ❑ Public ❑ Institutional
❑ Restaurant ❑ Uncovered Parking O Retail Gas Outlet ❑ Auto Service (SIC code)
CI Other (5013-5014,5541,7532-7534,7536-7539)
Project Description: Redevelopment of under-utilized community space into new
community space and 59 residential apartment units with underground garage parking.
Project Watershed/Receiving Water(creek, river or bay):
SCVURPPP C.3.Data Form Page 1 of 4 November 2011
2. Project Size
a.Total Site Area: b.Total Site Area Disturbed: 0.9 acre
7.5 acre (including clearing,grading,or excavating)
2 Proposed Area(ft2) Total Post-Project
Existing Area(ft 2)
Replaced I New Area(ft2)
Impervious Area
Roof 75,972 2,099 24,470 100,442
Parking 50,200 0 0 30,509
Sidewalks and Streets 58,247 0 0 51,077
c.Total Impervious Area 184,419 2,099 I 24,470 182,028
d.Total new and replaced impervious area 26,569
Pervious Area
Landscaping 141,344 0 2,391 143,735
Pervious Paving
Other(e.g.Green Roof)
e.Total Pervious Area 141,344 0 2,391 143,735
f.Percent Replacement of Impervious Area in Redevelopment Projects (Replaced Total Impervious Area
Existing Total Impervious Area) x 100% = 14
3. State Construction General Permit Applicability:
a. Is#2.b. equal to 1 acre or more?
❑ Yes, applicant must obtain coverage under the State Construction General Permit (i.e.,
file a Notice of Intent and prepare a Stormwater Pollution Prevention Plan) (see
www.swrcb.ca.gov/water issues/programs/stormwater/construction.shtml for details).
ICI No, applicant does not need coverage under the State Construction General Permit.
4. MRP Provision C.3 Applicability:
a. Is#2.d. equal to 10,000 sq. ft. or more, or 5,000 sq. ft. or more for restaurants, auto service
facilities, retail gas outlets, and uncovered parking?
(*Note that for public projects, the 5,000 sq.ft. threshold does not take effect until 12/1/12.)
f�l Yes, C.3. source control, site design and treatment requirements apply
❑ No, C.3. source control and site design requirements may apply—check with local agency
b. Is#2.f. equal to 50% or more?
❑ Yes, C.3. requirements (site design and source control, as appropriate, and stormwater
treatment) apply to entire site
18:1 No, C.3. requirements only apply to impervious area created and/or replaced
5. Hydromodification Management(HM) Applicability:
a. Does project create and/or replace one acre or more of impervious surface AND is the total
post-project impervious area greater than the pre-project (existing) impervious area?
O Yes (continue) ® No—exempt from HM, go to page 3
b. Is the project located in an area of HM applicability(green area) on the HM
Applicability Map?( www.scvurppp-w2k.com/hmp maps.htm)
O Yes, project must implement HM requirements
Vl No,project is exempt from HM requirements
SCVURPPP C.3.Data Form Page 2 of 4 November 2011
6. Selection of Specific Stormwater Control Measures:
Site Design Measures Source Control Measures Treatment Systems
Ul Minimize land disturbed ❑ Alternative building ❑ None (all impervious surface
materials drains to self-retaining areas)
Cl Minimize impervious
surfaces ® Wash area/racks, drain to LID Treatment
f$I Minimum-impact street sanitary sewer2 ❑ Rainwater harvest and
or parking lot design ❑ Covered dumpster area, use(e.g.,cistern or rain barrel
sized for C.3.d treatment)
CI Cluster structures/
drain to sanitary sewer2
pavement ® Sanitary sewer ❑ Infiltration basin
❑ Disconnected downspouts connection or accessible ❑ Infiltration trench
cleanout for swimming
U Pervious pavement pool/spa/fountain2 ❑ Exfiltration trench
❑ Green roof ® Beneficial landscaping U Underground detention
(minimize irrigation,runoff, and infiltration system
❑ Microdetention in (e.g.pervious pavement drain
pesticides and fertilizers;
landscape promotes treatment) rock,large diameter conduit)
3
xi Other self-treating area ❑ Outdoor material storage Biotreatment
El Self-retaining area protection ❑ Bioretention area
❑ Rainwater harvesting and ❑ Covers, drains for loading Flow-through planter
use(e.g.,rain barrel,cistern docks, maintenance bays,
fueling areas CI Tree box with
connected to roof drains)1 bioretention soils
❑ Preserved open space: ® Maintenance (pavement ❑ Other
ac. or sq. ft sweeping,catch basin
(circle one) cleaning,good housekeeping)
❑ Protected riparian and Storm drain labeling Other Treatment Methods
wetland areas/buffers ❑ Proprietary tree box filter4
(Setback from top of bank: ❑ Other
❑ Media filter(sand,compost,
ft.)
or proprietary media)4
❑ Other
❑ Vegetated filter strips
❑ Dry detention basins
❑ Other
Flow Duration Controls for Hydromodification Management(HM)
❑ Detention basin ❑ Underground ❑ Bioretention with outlet ❑ Other
tank or vault control
Optional site design measure;does not have to be sized to comply with Provision C.3.d treatment requirements.
2 Subject to sanitary sewer authority requirements.
3 Biotreatment measures are allowed only with completed feasibility analysis showing that infiltration and rainwater
harvest and use are infeasible.
4 These treatment measures are only allowed if the project qualifies as a"Special Project".
5 These treatment measures are only allowed as part of a multi-step treatment process.
SCVURPPP C.3.Data Form Page 3 of 4 November 2011
7. Treatment System Sizing for Projects with Treatment Requirements
Indicate the hydraulic sizing criteria used and provide the calculated design flow or volume:
Treatment System Component Hydraulic Sizing Design Flow or
Criteria Used3 Volume
(cfs or cu.ft.)
FLOW-THROUGH PLANTER (x4) 3 1,279
3Key: la: Volume—WEF Method
lb: Volume—CASQA BMP Handbook Method
2a: Flow—Factored Flood Flow Method
2b: Flow—CASQA BMP Handbook Method
2c: Flow—Uniform Intensity Method
3: Combination Flow and Volume Design Basis
8. Alternative Certification: Was the treatment system sizing and design reviewed by a qualified third-
party professional that is not a member of the project team or agency staff?
❑ Yes El No Name of Reviewer
9. Operation &Maintenance Information
A. Property Owner's Name Raintree Campbell, LLC
B. Responsible Party for Stormwater Treatment/Hydromodification Control O&M:
a. Name: TBD
b. Address: TBD
c. Phone/E-mail: TBD
This section to be completed by Municipal staff.
O&M Responsibility Mechanism
Indicate how responsibility for O&M is assured. Check all that apply:
❑ O&M Agreement
❑ Other mechanism that assigns responsibility(describe below):
Reviewed:
Community Development Department Public Works Department
Planning Division: Engineering:
Building Division: Other(Specify):
Return form to: Data entry performed by:
SCVURPPP C.3.Data Form Page 4 of 4 November 2011
3. Roof tile 4. Amenity and existing buildings
Flat Terra Cotta roff tile Stained wood, Board and batten
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il
5. Amenity window frame 6. Residential window frame
Mikron - Architectutral Bronze Mikron Blend - Almond
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2. Stucco . ' 1. Stucco
Benjamin Moore Ashley Gray HC-87 Benjamin Moore - Cloud White 967
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tal i.,. Altilm,
Iowney Franciscan Apartments
arch 601 Almarida, Campbell, CA 95008
• Order Number:NCS-842981-SC
RECEIVED Page Number:1
JUN 19 2018 March 30, 2017
Updated
4 r` CITY OF CAMPBELL
1I r:
PLANNING DEPT.
First American Title Insurance Company
National Commercial Services
1737 North First Street, Suite 500
San Jose, CA 95112
Tamara B. Pow, Esq.
Strategy Law, LLP
One Almaden Boulevard Suite 700
San Jose , CA 95113
Phone: (408)478-4100
Escrow Officer: Carol M. Herrera
Phone: (408)451-7829
Email: cmherrera@firstam.com
Title Officer:
Phone:
Email:
Property: 601 Almarida Drive, Campbell, CA
PRELIMINARY REPORT
In response to the above referenced application for a policy of title insurance,this company hereby reports that it is prepared to issue,or
cause to be issued,as of the date hereof,a Policy or Policies of Title Insurance describing the land and the estate or interest therein
hereinafter set forth,insuring against loss which may be sustained by reason of any defect,lien or encumbrance not shown or referred to as
an Exception below or not excluded from coverage pursuant to the printed Schedules,Conditions and Stipulations of said Policy forms.
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A
attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the
arbitration clause,all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the
parties.Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible
Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A.Copies of the policy forms should be
read.They are available from the office which issued this report.
Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this
report carefully.The exceptions and exclusions are meant to provide you with notice of matters which are not covered
under the terms of the title insurance policy and should be carefully considered.
It is important to note that this preliminary report is not a written representation as to the condition of title and may not
list all liens,defects,and encumbrances affecting title to the land.
First American Title Insurance Company
• Order Number:NCS-842981-SC
Page Number:2
This report(and any supplements or amendments hereto)is issued solely for the purpose of facilitating the issuance of a policy of title
insurance and no liability is assumed hereby.If it is desired that liability be assumed prior to the issuance of a policy of title insurance,a
Binder or Commitment should be requested.
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:3
Dated as of March 27, 2017 at 7:30 A.M.
The form of Policy of title insurance contemplated by this report is:
ALTA Extended Loan Policy
ALTA Extended Owner Policy
A specific request should be made if another form or additional coverage is desired.
Title to said estate or interest at the date hereof is vested in:
Del Medio Associates IV, LLC, a California limited liability company
The estate or interest in the land hereinafter described or referred to covered by this Report is:
Fee
The Land referred to herein is described as follows:
(See attached Legal Description)
At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said
policy form would be as follows:
1. General and special taxes and assessments for the fiscal year 2017-2018, a lien not yet due or
payable.
2. General and special taxes and assessments for the fiscal year 2016-2017.
First Installment: $128,026.50, PAID
Penalty: $0.00
Second Installment: $128,026.50, OPEN
Penalty: $0.00
Tax Rate Area: 10-025
A. P. No.: 279-30-043
(Portion of Community Facilities District included)
3. The lien of special tax assessed pursuant to Chapter 2.5 commencing with Section 53311 of the
California Government Code for Community Facilities District No. 2005-1, as disclosed by Notice
of Special Tax Lien recorded June 24, 2005 as Instrument No. 18438576 of Official Records .
4. The lien of special tax assessed pursuant to Chapter 2.5 commencing with Section 53311 of the
California Government Code for Community Facilities District No. 2013-1, as disclosed by Notice
of Special Tax Lien recorded January 22, 2014 as Instrument No. 22502535 of Official Records .
First American Title Insurance Company
• Order Number:NCS-842981-SC
Page Number:4
5. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with
Section 75 of the California Revenue and Taxation Code.
6. The terms and provisions contained in the document entitled "Agreement" recorded January 18,
1971 in Book 9190, Page 236 of Official Records.
7. A deed of trust to secure an original indebtedness of$8,000,000.00 recorded July 29,
1994 as Instrument No. 12599785 in Book N541, Page 0452 of Official Records.
Dated: July 20, 1994
Trustor: Del Medio Associates, IV, a California General Partnership and
Ronald Laurence Eisler, an unmarried man
Trustee: Serrano Reconveyance Company, a California corporation
Beneficiary: Home Savings of America, FSB, a federal savings bank
A document recorded March 19, 2007 as Instrument No. 19347430 of Official Records, provides
that the obligation secured by the deed of trust was assumed by Del Medio Associates IV LLC, a
California limited liability company.
8. An ALTA/NSPS survey of recent date which complies with the current minimum standard detail
requirements for ALTA/NSPS land title surveys.
9. Any facts, rights, interests or claims which would be disclosed by a correct ALTA/NSPS survey.
10. Rights of parties in possession.
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:5
INFORMATIONAL NOTES
NOTE to proposed insured lender only: No Private transfer fee covenant, as defined in Federal
Housing Finance Agency Final Rule 12 CFR Part 1228, that was created and first appears in the
Public Records on or after February 08, 2011, encumbers the Title except as follows: None
1. According to the latest available equalized assessment roll in the office of the county tax
assessor, there is located on the land a(n) Multiple Family Residence known as 601 Almarida
Drive, Campbell, California.
2. According to the public records, there has been no conveyance of the land within a period of
twenty-four months prior to the date of this report, except as follows:
None
3. This preliminary report/commitment was prepared based upon an application for a policy of title
insurance that identified land by street address or assessor's parcel number only. It is the
responsibility of the applicant to determine whether the land referred to herein is in fact the land
that is to be described in the policy or policies to be issued.
4. Should this report be used to facilitate your transaction, we must be provided with the following
prior to the issuance of the policy:
A. WITH RESPECT TO A CORPORATION:
1. A certificate of good standing of recent date issued by the Secretary of State of the corporation's
state of domicile.
2. A certificate copy of a resolution of the Board of Directors authorizing the contemplated
transaction and designating which corporate officers shall have the power to execute on behalf of
the corporation.
3. A certificate of revivor and a certificate of relief from contract voidability issued by the Franchise
Tax Board of the State of California.
4. Requirements which the Company may impose following its review of the above material and
other information which the Company may require.
B. WITH RESPECT TO A CALIFORNIA LIMITED PARTNERSHIP:
1. A certified copy of the certificate of limited partnership (form LP-1) and any amendments thereto
(form LP-2) to be recorded in the public records;
2. A full copy of the partnership agreement and any amendments;
3. Satisfactory evidence of the consent of a majority in interest of the limited partners to the
contemplated transaction;
4. A certificate of revivor and a certificate of relief from contract voidability issued by the Franchise
Tax Board of the State of California.
5. Requirements which the Company may impose following its review of the above material and
other information which the Company may require.
C. WITH RESPECT TO A FOREIGN LIMITED PARTNERSHIP:
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:6
1. A certified copy of the application for registration, foreign limited partnership (form LP-5) and any
amendments thereto (form LP-6)to be recorded in the public records;
2. A full copy of the partnership agreement and any amendment;
3. Satisfactory evidence of the consent of a majority in interest of the limited partners to the
contemplated transaction;
4. A certificate of revivor and a certificate of relief from contract voidability issued by the Franchise
Tax Board of the State of California.
5. Requirements which the Company may impose following its review of the above material and
other information which the Company may require.
D. WITH RESPECT TO A GENERAL PARTNERSHIP:
1. A certified copy of a statement of partnership authority pursuant to Section 16303 of the
California Corporation Code (form GP-I), executed by at least two partners, and a certified copy
of any amendments to such statement(form GP-7), to be recorded in the public records;
2. A full copy of the partnership agreement and any amendments;
3. Requirements which the Company may impose following its review of the above material required
herein and other information which the Company may require.
E. WITH RESPECT TO A LIMITED LIABILITY COMPANY:
1. A copy of its operating agreement and any amendments thereto;
2. If it is a California limited liability company, a certified copy of its articles of organization (LLC-1)
and any certificate of correction (LLC-11), certificate of amendment(LLC-2), or restatement of
articles of organization (LLC-10) to be recorded in the public records;
3. If it is a foreign limited liability company, a certified copy of its application for registration (LLC-5)
to be recorded in the public records;
4. With respect to any deed, deed of trust, lease, subordination agreement or other document or
instrument executed by such limited liability company and presented for recordation by the
Company or upon which the Company is asked to rely, such document or instrument must be
executed in accordance with one of the following, as appropriate:
(i) If the limited liability company properly operates through officers appointed or elected
pursuant to the terms of a written operating agreement, such documents must be executed
by at least two duly elected or appointed officers, as follows: the chairman of the board, the
president or any vice president, and any secretary, assistant secretary, the chief financial
officer or any assistant treasurer;
(ii) If the limited liability company properly operates through a manager or managers identified in
the articles of organization and/or duly elected pursuant to the terms of a written operating
agreement, such document must be executed by at least two such managers or by one
manager if the limited liability company properly operates with the existence of only one
manager.
5. A certificate of revivor and a certificate of relief from contract voidability issued by the Franchise
Tax Board of the State of California.
6. Requirements which the Company may impose following its review of the above material and
other information which the Company may require.
F. WITH RESPECT TO A TRUST:
1. A certification pursuant to Section 18100.5 of the California Probate Code in a form satisfactory to
the Company.
2. Copies of those excerpts from the original trust documents and amendments thereto which
designate the trustee and confer upon the trustee the power to act in the pending transaction.
3. Other requirements which the Company may impose following its review of the material require
herein and other information which the Company may require.
G. WITH RESPECT TO INDIVIDUALS:
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:7
1. A statement of information.
The map attached, if any, may or may not be a survey of the land depicted hereon. First American Title
Insurance Company expressly disclaims any liability for loss or damage which may result from reliance
on this map except to the extent coverage for such loss or damage is expressly provided by the terms
and provisions of the title insurance policy, if any, to which this map is attached.
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:8
LEGAL DESCRIPTION
Real property in the City of Campbell, County of Santa Clara, State of California, described as
follows:
PARCEL A, AS SHOWN UPON THAT CERTAIN MAP ENTITLED, "PARCEL MAP, BEING A PORTION
OF THE SE 1/4 OF THE NW 1/4 OF SECTION 26, TOWNSHIP 7 SOUTH, RANGE 1 WEST, M. D. B.
& M.", WHICH MAP WAS FILED FOR RECORD IN THE OFFICE OF THE RECORDER OF THE
COUNTY OF SANTA CLARA, STATE OF CALIFORNIA, ON MARCH 2, 1971 IN BOOK 279 OF MAPS,
PAGE 29.
APN: 279-30-043
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:9
NOTICE I
Section 12413.1 of the California Insurance Code,effective January 1, 1990,requires that any title insurance company,underwritten title company,or
controlled escrow company handling funds in an escrow or sub-escrow capacity,wait a specified number of days after depositing funds,before
recording any documents in connection with the transaction or disbursing funds.This statute allows for funds deposited by wire transfer to be
disbursed the same day as deposit.In the case of cashier's checks or certified checks,funds may be disbursed the next day after deposit.In order to
avoid unnecessary delays of three to seven days,or more,please use wire transfer,cashier's checks,or certified checks whenever possible.
If you have any questions about the effect of this new law,please contact your local First American Office for more details.
NOTICE!!
As of January 1, 1991,if the transaction which is the subject of this report will be a sale,you as a party to the transaction,may have certain tax
reporting and withholding obligations pursuant to the state law referred to below:
In accordance with Sections 18662 and 18668 of the Revenue and Taxation Code,a buyer may be required to withhold an amount equal to three and
one-third percent of the sales price in the case of the disposition of California real property interest by either:
1. A seller who is an individual with a last known street address outside of California or when the disbursement instructions authorize the
proceeds be sent to a financial intermediary of the seller,OR
2. A corporate seller which has no permanent place of business in California.
The buyer may become subject to penalty for failure to withhold an amount equal to the greater of 10 percent of the amount required to be withheld
or five hundred dollars($500).
However,notwithstanding any other provision included in the California statutes referenced above,no buyer will be required to withhold any amount or
be subject to penalty for failure to withhold if:
1. The sales price of the California real property conveyed does not exceed one hundred thousand dollars($100,000),OR
2. The seller executes a written certificate,under the penalty of perjury,certifying that the seller is a resident of California,or if a corporation,
has a permanent place of business in California,OR
3. The seller,who is an individual,executes a written certificate,under the penalty of perjury,that the California real property being conveyed
is the seller's principal residence(as defined in Section 1034 of the Internal Revenue Code).
The seller is subject to penalty for knowingly filing a fraudulent certificate for the purpose of avoiding the withholding requirement.
The California statutes referenced above include provisions which authorize the Franchise Tax Board to grant reduced withholding and waivers from
withholding on a case-by-case basis.
The parties to this transaction should seek an attorney's,accountant's,or other tax specialist's opinion concerning the effect of this law on this
transaction and should not act on any statements made or omitted by the escrow or closing officer.
The Seller May Request a Waiver by Contacting:
Franchise Tax Board
Withhold at Source Unit
P.O.Box 651
Sacramento,CA 95812-0651
(916)845-4900
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:10
Privacy Policy
We Are Committed to Safeguarding Customer Information
In order to better serve your needs now and in the future, we may ask you to provide us with certain
information. We understand that you may be concerned about what we will do with such information -
particularly any personal or financial information. We agree that you have a right to know how we will
utilize the personal information you provide to us. Therefore, together with our parent company,The
First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your
personal information.
Applicability
This Privacy Policy governs our use of the information which you provide to us. It does not govern the
manner in which we may use information we have obtained from any other source, such as information
obtained from a public record or from another person or entity. First American has also adopted broader
guidelines that govern our use of personal information regardless of its source. First American calls these
guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com.
Types of Information
Depending upon which of our services you are utilizing, the types of nonpublic personal information that
we may collect include:
• Information we receive from you on applications, forms and in other communications to us,
whether in writing, in person, by telephone or any other means;
• Information about your transactions with us, our affiliated companies, or others; and
• Information we receive from a consumer reporting agency.
Use of Information
We request information from you for our own legitimate business purposes and not for the benefit of any
nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as
necessary for us to provide the product or service you have requested of us; or(2) as permitted by law.
We may, however, store such information indefinitely, including the period after which any customer
relationship has ceased. Such information may be used for any internal purpose, such as quality control
efforts or customer analysis. We may also provide all of the types of nonpublic personal information
listed above to one or more of our affiliated companies. Such affiliated companies include financial
service providers, such as title insurers, property and casualty insurers, and trust and investment advisory
companies, or companies involved in real estate services, such as appraisal companies, home warranty
companies, and escrow companies. Furthermore, we may also provide all the information we collect, as
described above, to companies that perform marketing services on our behalf, on behalf of our affiliated
companies, or to other financial institutions with whom we or our affiliated companies have joint
marketing agreements.
Former Customers
Even if you are no longer our customer, our Privacy Policy will continue to apply to you.
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your
information. We restrict access to nonpublic personal information about you to those individuals and
entities who need to know that information to provide products or services to you. We will use our best
efforts to train and oversee our employees and agents to ensure that your information will be handled
responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We
currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to
guard your nonpublic personal information.
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:11
CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE(02-03-10)
EXCLUSIONS
In addition to the Exceptions in Schedule B,You are not insured against loss,costs,attorneys'fees,and expenses resulting from:
1. Governmental police power,and the existence or violation of those portions of any law or government regulation concerning:
(a)building; (d)improvements on the Land;
(b)zoning; (e)land division;and
(c)land use; (f)environmental protection.
This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19,20,23 or 27.
2. The failure of Your existing structures,or any part of them,to be constructed in accordance with applicable building codes. This Exclusion
does not limit the coverage described in Covered Risk 14 or 15.
3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17.
4. Risks:
(a)that are created,allowed,or agreed to by You,whether or not they are recorded in the Public Records;
(b)that are Known to You at the Policy Date,but not to Us,unless they are recorded in the Public Records at the Policy Date;
(c)that result in no loss to You;or
(d)that first occur after the Policy Date-this does not limit the coverage described in Covered Risk 7,8.e.,25,26,27 or 28.
5. Failure to pay value for Your Title.
6. Lack of a right:
(a)to any land outside the area specifically described and referred to in paragraph 3 of Schedule A;and
(b)in streets,alleys,or waterways that touch the Land.
This Exclusion does not limit the coverage described in Covered Risk 11 or 21.
7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy,state
insolvency,or similar creditors'rights laws.
LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: For Covered Risk 16, 18, 19,and 21
Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.
Your Deductible Amount Our Maximum Dollar
Limit of Liability
Covered Risk 16: 1%of Policy Amount or$2,500.00(whichever is less) $10,000.00
Covered Risk 18: 1%of Policy Amount or$5,000.00(whichever is less) $25,000.00
Covered Risk 19: 1%of Policy Amount or$5,000.00(whichever is less) $25,000.00
Covered Risk 21: 1%of Policy Amount or$2,500.00(whichever is less) $5,000.00
ALTA RESIDENTIAL TITLE INSURANCE POLICY(6-1-87)
EXCLUSIONS
In addition to the Exceptions in Schedule B,you are not insured against loss,costs,attorneys'fees,and expenses resulting from:
1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning
ordinances and also laws and regulations concerning:
(a)and use
(b)improvements on the land
(c)and division
(d)environmental protection
This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date.
This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks.
2. The right to take the land by condemning it,unless:
(a)a notice of exercising the right appears in the public records on the Policy Date
First American Title Insurance Company
Order Number:NCS-842981-5C
Page Number:12
(b)the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking
3. Title Risks:
(a)that are created,allowed,or agreed to by you
(b)that are known to you,but not to us,on the Policy Date--unless they appeared in the public records
(c)that result in no loss to you
(d)that first affect your title after the Policy Date--this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks
4. Failure to pay value for your title.
5. Lack of a right:
(a)to any land outside the area specifically described and referred to in Item 3 of Schedule A OR
(b)in streets,alleys,or waterways that touch your land
This exclusion does not limit the access coverage in Item 5 of Covered Title Risks.
2006 ALTA LOAN POLICY(06-17-06)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy,and the Company will not pay loss or damage,costs,attorneys'
fees,or expenses that arise by reason of:
1. a.Any law,ordinance, permit,or governmental regulation(induding those relating to building and zoning)restricting, regulating,
prohibiting,or relating to
i.the occupancy, use,or enjoyment of the Land;
ii.the character,dimensions,or location of any improvement erected on the Land;
iii.the subdivision of land; or
iv.environmental protection;
or the effect of any violation of these laws,ordinances,or governmental regulations. This Exclusion 1(a)does not modify or
limit the coverage provided under Covered Risk 5.
b.Any governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects,liens,encumbrances,adverse claims,or other matters
a.created,suffered,assumed,or agreed to by the Insured Claimant;
b.not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not
disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this
policy;
c.resulting in no loss or damage to the Insured Claimant;
d.attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered
Risk 11, 13,or 14);or
e.resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable
doing-business laws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by
the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law.
6. Any claim,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that the transaction
creating the lien of the Insured Mortgage,is
a.a fraudulent conveyance or fraudulent transfer,or
b.a preferential transfer for any reason not stated in Covered Risk 13(b)of this policy.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between
Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the
coverage provided under Covered Risk 11(b).
The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from
Coverage,the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)that arise by reason of:
First American Title Insurance Company
Order Number:NCS-842981-SC
Page Number:13
1. (a)Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real
property or by the Public Records;(b)proceedings by a public agency that may result in taxes or assessments,or notices of such
proceedings,whether or not shown by the records of such agency or by the Public Records.
2. Any facts,rights,interests,or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or
that may be asserted by persons in possession of the Land.
3. Easements,liens or encumbrances,or claims thereof,not shown by the Public Records.
4. Any encroachment,encumbrance,violation,variation,or adverse circumstance affecting the Title that would be disclosed by an accurate
and complete land survey of the Land and not shown by the Public Records.
5. (a)Unpatented mining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(c)water rights,claims
or title to water,whether or not the matters excepted under(a),(b),or(c)are shown by the Public Records.
6. Any lien or right to a lien for services,labor or material not shown by the public records.
2006 ALTA OWNERS POLICY(06-17-06)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy,and the Company will not pay loss or damage,costs,attorneys'
fees,or expenses that arise by reason of:
1. a.Any law,ordinance, permit,or governmental regulation(induding those relating to building and zoning)restricting, regulating,
prohibiting,or relating to
i.the occupancy,use,or enjoyment of the Land;
ii.the character,dimensions,or location of any improvement erected on the Land;
iii.the subdivision of land;or
iv.environmental protection;
or the effect of any violation of these laws,ordinances,or governmental regulations. This Exclusion 1(a)does not modify or
limit the coverage provided under Covered Risk 5.
b.Any governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects, liens,encumbrances,adverse claims,or other matters
a.created,suffered,assumed,or agreed to by the Insured Claimant;
b. not Known to the Company, not recorded in the Public Records at Date of Policy,but known to the Insured Claimant;and not
disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this
policy;
c.resulting in no loss or damage to the Insured Claimant;
d.attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered
Risk 11, 13,or 14); or
e.resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable
doing-business laws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by
the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law.
6. Any claim, by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that the transaction
creating the lien of the Insured Mortgage,is
a.a fraudulent conveyance or fraudulent transfer,or
b.a preferential transfer for any reason not stated in Covered Risk 13(b)of this policy.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between
Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the
coverage provided under Covered Risk 11(b).
The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from
Coverage,the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)that arise by reason of:
First American Title Insurance Company
• Order Number:NCS-842981-SC
Page Number:14
1. (a)Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real
property or by the Public Records; (b)proceedings by a public agency that may result in taxes or assessments,or notices of such
proceedings,whether or not shown by the records of such agency or by the Public Records.
2. Any facts,rights,interests,or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or
that may be asserted by persons in possession of the Land.
3. Easements,liens or encumbrances,or claims thereof,not shown by the Public Records.
4. Any encroachment,encumbrance,violation,variation,or adverse circumstance affecting the Title that would be disclosed by an accurate
and complete land survey of the Land and not shown by the Public Records.
5. (a)Unpatented mining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c)water rights,claims
or title to water,whether or not the matters excepted under(a),(b),or(c)are shown by the Public Records.
6. Any lien or right to a lien for services,labor or material not shown by the public records.
ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY(07-26-10)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy,and the Company will not pay loss or damage,costs,attorneys'
fees,or expenses that arise by reason of:
1. a. Any law,ordinance, permit,or governmental regulation(including those relating to building and zoning)restricting,regulating,
prohibiting,or relating to
i.the occupancy, use,or enjoyment of the Land;
ii.the character,dimensions,or location of any improvement erected on the Land;
iii.the subdivision of land;or
iv.environmental protection;
or the effect of any violation of these laws,ordinances,or governmental regulations. This Exclusion 1(a)does not modify or
limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16.
b.Any governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 5,6,
13(c), 13(d), 14 or 16.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects, liens,encumbrances,adverse claims,or other matters
a.created,suffered,assumed,or agreed to by the Insured Claimant;
b. not Known to the Company, not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not
disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this
policy;
c. resulting in no loss or damage to the Insured Claimant;
d.attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered
Risk 11, 16, 17, 18, 19,20,21,22,23,24,27 or 28);or
e.resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable
doing-business laws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by
the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. This Exclusion does not
modify or limit the coverage provided in Covered Risk 26.
6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or modifications made
after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by
this policy.This Exclusion does not modify or limit the coverage provided in Covered Risk 11.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching subsequent
to Date of Policy.This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b)or 25.
8. The failure of the residential structure,or any portion of it,to have been constructed before,on or after Date of Policy in
accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6.
9. Any claim,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that the transaction
creating the lien of the Insured Mortgage,is
a.a fraudulent conveyance or fraudulent transfer,or
b. a preferential transfer for any reason not stated in Covered Risk 27(b)of this policy.
First American Title Insurance Company
• RECEIVED
Santa Clara Ur Valley
Urban Runoff
9 20 18 Pollution Prevention Program
CITY OF CAMPBELL Infiltration/Harvesting and Use Feasibility Screening Worksheet
PLAAIMitiqlrgnereening criteria for C.3 Regulated Projects*required to implement Provision C.3 stormwater
treatment requirements. See the Glossary(Attachment 1)for definitions of terms marked with an asterisk(*). Contact
municipal staff to determine whether the project meets Special Project*criteria. If the project meets Special Project
criteria, it may receive LID treatment reduction credits.
1. Applicant Info
Site Address: 601 Almarida Drive ,CA APN: 279-30-043
Applicant Name: Raintree Campbell, LLC Phone No.: 415.272.7541
Mailing Address: 28202 Cabot Road, Suite 300, Laguna Niguel, CA 92677
2. Feasibility Screening for Infiltration
Do site soils either(a)have a saturated hydraulic conductivity*(Ksat)that will NOT allow infiltration of 80%of
the annual runoff(that is,the Ksat is LESS than 1.6 inches/hour),or,if the Ksat rate is not available,(b)consist of
Type C or D soils?'
Ii Yes(continue) 0 No—complete the Infiltration Feasibility Worksheet.If infiltration of the C.3.d
amount of runoff is found to be feasible,there is no need to complete the rest of this
screening worksheet.
3. Recycled Water Use
Check the box if the project is installing and using a recycled water plumbing system for non-potable water use.
0 The project is installing a recycled water plumbing system,and installation of a second non-potable water system
for harvested rainwater is impractical,and considered infeasible due to cost considerations. Skip to Section 6.
4. Calculate the Potential Rainwater Capture Area*for Screening of Harvesting and Use
Complete this section for the entire project area. If rainwater harvesting and use is infeasible for the entire site, and
the project includes one or more buildings that each have an individual roof area of 10,000 sq.ft. or more, then
complete Sections 4 and 5 of this form for each of these buildings.
4.1 Table 1 for(check one): IN The whole project O Area of 1 building roof(10,000 sq.ft.min.)
Table 1: Calculation of the Potential Rainwater Capture Area*
The Potential Rainwater Capture Area may consist of either the entire project area or one building with a roof area of 10,000 sq.ft.or more.
1 2 3 4
Pre-Project Proposed Impervious Surface=(IS),in Post-project
Impervious surface2 sq.ft. landscaping
(sq.ft.),if applicable Replaced''IS Created4 IS (sq.ft.),if
applicable
a.Enter the totals for the area to be evaluated: 184,149 31,652 0
b.Sum of replaced and created impervious surface: N/A 31,652 N/A
c.Area of existing impervious surface that will NOT
be replaced by the project. 2,391 \/.a N/A
Base this response on the site-specific soil report,if available.If this is not available,consult soil hydraulic conductivity maps in Attachment 3.
2,Enter the total of all impervious surfaces,including the building footprint,driveway(s),patio(s),impervious deck(s),unroofed porch(es),uncovered parking
lot(including top deck of parking structure),impervious trails,miscellaneous paving or structures,and off-lot impervious surface(new,contiguous impervious
surface created from road projects,including sidewalks and/or bike lanes built as part of new street).Impervious surfaces do NOT include vegetated roofs or
pervious pavement that stores and infiltrates rainfall at a rate equal to immediately surrounding,unpaved landscaped areas,or that stores and infiltrates the
C.3.d amount of runoff*.
3"Replaced"means that the project will install impervious surface where existing impervious surface is removed.
""Created"means the project will install new impervious surface where there is currently no impervious surface.
*For definitions,see Glossary(Attachment 1).
Page 1 of 3 FINAL November 2011
Infiltration/Harvesting and Use Feasibility Screening Worksheet
4.2 Answer this question ONLY if you are completing this section for the entire project area. If existing impervious
surface will be replaced by the project, does the area to be replaced equal 50% or more of the existing area of
impervious surface? (Refer to Table 1,Row "a". Is the area in Column 2>50%of Column 1?)
O Yes,C.3.stormwater treatment requirements apply to areas of impervious surface that will remain in place as
well as the area created and/or replaced.This is known as the 50%rule.
Lg No,C.3.requirements apply only to the impervious area created and/or replaced.
4.3 Enter the square footage of the Potential Rainwater Capture Area*.If you are evaluating only the roof area of a
building, or you answered"no" to Question 4.2, this amount is from Row"b" in Table 1. If you answered"yes"
to Question 4.2,this amount is the sum of Rows"b"and"c"in Table 1.:
31,652 square feet.
4.4 Convert the measurement of the Potential Rainwater Capture Area* from square feet to acres (divide the
amount in Item 4.3 by 43,560):
0.73 acres.
5. Feasibility Screening for Rainwater Harvesting and Use
5.1 Use of harvested rainwater for landscape irrigation:
Is the onsite landscaping LESS than 2.5 times the size of the Potential Rainwater Capture Area* (Item 4.3)?
(Note that the landscape area(s)would have to be contiguous and within the same Drainage Management Area to
use harvested rainwater for irrigation via gravity flow.)
]l1 Yes(continue) O No — Direct runoff from impervious areas to self-retaining areas*OR refer to
Table 11 and the curves in Appendix F of the LID Feasibility Report to
evaluate feasibility of harvesting and using the C.3.d amount of runoff for
irrigation.
5.2 Use of harvested rainwater for toilet flushing or non-potable industrial use:
a. Residential Projects:Proposed number of dwelling units: 59
Calculate the dwelling units per impervious acre by dividing the number of dwelling units by the acres of
the Potential Rainwater Capture Area*in Item 4.4. Enter the result here:
80
Is the number of dwelling units per impervious acre LESS than 100(assuming 2.7 occupants/unit)?
NI Yes(continue) ❑ No— complete the Harvest/Use Feasibility Worksheet.
b. Commercial/Industrial Projects:Proposed interior floor area: N/A (sq.ft.)
Calculate the proposed interior floor area(sq.ft.)per acre of impervious surface by dividing the interior floor
area(sq.ft.)by the acres of the Potential Rainwater Capture Area*in Item 4.4. Enter the result here:
Is the square footage of the interior floor space per impervious acre LESS than 70,000 sq.ft.?
❑ Yes(continue) ❑ No—complete the Harvest/Use Feasibility Worksheet
c. School Projects:Proposed interior floor area: NSA (sq.ft.)
Calculate the proposed interior floor area per acre of impervious surface by dividing the interior floor area
(sq.ft.)by the acres of the Potential Rainwater Capture Area*in Item 4.4.Enter the result here:
Is the square footage of the interior floor space per impervious acre LESS than 21,000 sq.ft.?
❑ Yes(continue) O No—complete the Harvest/Use Feasibility Worksheet
*For definitions,see Glossary(Attachment 1).
Page 2 of 3 FINAL November 2011
Infiltration/Harvesting and Use Feasibility Screening Worksheet
d. Mixed Commercial and Residential Use Projects
• Evaluate the residential toilet flushing demand based on the dwelling units per impervious acre for the
residential portion of the project,following the instructions in Item 5.2.a,except you will use a prorated
acreage of impervious surface,based on the percentage of the project dedicated to residential use.
• Evaluate the commercial toilet flushing demand per impervious acre for the commercial portion of the
project,following the instructions in Item 5.2.a,except you will use a prorated acreage of impervious surface,
based on the percentage of the project dedicated to commercial use.
e. Industrial Projects:Estimated non-potable water demand(gal/day): N/A
Is the non-potable demand LESS than 2,400 gal/day per acre of the Potential Rainwater Capture Area?
0 Yes(continue) 0 No— refer to the curves in Appendix F of the LID Feasibility Report to evaluate
feasibility of harvesting and using the C.3.d amount of runoff for industrial
use.
6. Use of Biotreatment
If only the"Yes"boxes were checked for all questions in Sections 2 and 5,or the project will have a recycled water system
for non-potable use(Section 3),then the applicant may use appropriately designed bioretention facilities for compliance
with C.3 treatment requirements.The applicant is encouraged to maximize infiltration of stormwater if site conditions
allow.
7. Results of Screening Analysis
Based on this screening analysis, the following steps will be taken for the project(check all that apply):
Implement biotreatment measures(such as an appropriately designed bioretention area).
❑ Conduct further analysis of infiltration feasibility by completing the Infiltration Feasibility Worksheet.
❑ Conduct further analysis of rainwater harvesting and use(check one):
O Complete the Rainwater Harvesting and Use Feasibility Worksheet for:
❑ The entire project
❑ Individual building(s),if applicable,describe:
O Evaluate the feasibility of harvesting and using the C.3.d amount of runoff for irrigation,based on Table 11
and the curves in Appendix F of the LID Feasibility Report
O Evaluate the feasibility of harvesting and using the C.3.d amount of runoff for non-potable industrial use,
based on the curves in Appendix F of the LID Feasibility Report.
*For definitions,see Glossary(Attachment 1).
Page 3 of 3 FINAL November 2011
A�
A
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Development Review Committee (DRC)
ROUTING SHEET
X Building Division Police Department
X Fire District Economic Development
X Land Development X Traffic Engineer
Project Address: 601 Almarida Drive
Zoning/Area Plan: R-3/ None Presentation: 3/7
File No.: PLN2018-202, 203, 204 Completeness: 3/14
APN: 279-30-043 Conditions: 3/21
Applicant: Nicholas Leone
Property Owner: Raintree Campbell Distribution: 3/1
Application Type: Site &Arch, Tree Removal Permit, Initial Study Submittal: 2nd
Project Description: Add 60 new dwelling units and parking to existing 180-
unit property. Planner: SR
DEPARTMENTAL RECOMMENDATION: If it can be determined that this project will require minimal or
no comments by your department/agency, please return this comment sheet with your initials to the
Project Planner as soon as possible.
Status ' I
Conditions
No Conditions
Additional information/revisions (see attached)
fiOc<8
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os�
MEMORANDUM CITY OF CAMPBELL
TO: Stephen Rose, Project Planner DATE: 3/25/2019
FROM: Doris Quai Hoi, Project Engineer ArJ
SUBJECT: DRC APPLICATION
Site Address: 601 Almarida Drive
For File No(s): PLN2018-202, 203, 204
Project Description: ADD 60 additional apartment units, a 1,500 SQFT clubhouse, a pool deck
and allow façade improvements to an existing 180-unit market rate
residential apartment community (d.b.a. The Franciscan) as a density
bonus project.
Applicant: Raintree Campbell
PUBLIC WORKS DEPARTMENT PRELIMINARY COMMENTS
1. The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. Streetscape standards will need to be
upgraded to continue the improvements from David Avenue to Almarida Drive (parkstrip
and sidewalk). All driveways will need to be accessible (ADA) compliant. All cross walks
will require retrofit to be ADA complaint. Upgrade all street light fixtures to LED fronting
the project. Street dedication will also be required for the streetscape standard along
Almarida Drive.
2. Off-Street Parking on Almarida Drive: The proposal to use off-site street parking for private
purposes is not acceptable. The scope for the TIA shall include evaluation of the proposed
red curbs and a loading zone area along the Almarida Drive frontage. The results of the
TIA will determine staff's level of support for these elements.
3. Construction Drawings: The applicant shall submit the required Street Improvement Plans,
and Grading and Drainage Plans directly to the Public Works Department prior to, or
concurrent with the Building permit application. Said application shall include the
following:
a. Response Letter: Upon submittal of the required plans, the applicant shall provide an
itemized response letter verifying that all the Public Works Conditions of Approval
have been met or addressed.
b. Submittal Requirements: The checklist for the various plans required for submittal
can be found on the City's Website at City Services►Public
Works►Engineering►Land Development►Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist for Grading and Drainage
ii. Checklist for Street Improvement Plans
iii. Street Dedication Requirements
4. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current (within the past 6 months) Preliminary Title Report.
J:\LandDev\Conditions\Ping\Almarida Drive 601 3-25-2019.docx Page 1 of 5
601 Almarida Drive (PLN2018-202, 203, 204)
5. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional right-of-
way to be granted in fee for public street purposes along the Almarida Drive frontage to
accommodate ten foot of park strip and sidewalk, unless otherwise approved by the City
Engineer. The applicant shall submit the necessary documents for approval by the City
Engineer process the submittal with City staffs comments and fully complete the right-of-
way process. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
6. Soils Report: Upon submittal of the grading plans, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
7. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. Prior to occupancy, the design engineer shall provide written certification that the
development has been built per the engineered grading and drainage plans.
In addition, a plan review letter will be required of the Geotechnical engineer for the entire
grading and drainage system which should include but is not limited to a review of the
subsurface of the non-compacted biotreatment material that may have potential for
subsurface failure and surface failure due to vehicle loads.
8. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
9. State General Construction Activity Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm Water
Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the
filed Notice of Intent and SWPPP.
10. Storm Water Information: On the preliminary grading/utility plans show the amount, in
square footage, of:
a. Existing impervious area.
b. Proposed impervious area.
c. Proposed pervious area.
11. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically
the project must include source control, site design and treatment measures to achieve
compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not
limited to, minimization of impervious surface area, vegetated swales, infiltration areas,
and treatment devices. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
J:\LandDev\Conditions\Ping\Almarida Drive 601 3-25-2019.docx Page 2 of 5
601 Almarida Drive (PLN2018-202, 203, 204)
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay
Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site
Design Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development including
the types of stormwater controls to be used. The applicant shall submit preliminary sizing and
design showing stormwater controls meet the City's requirements.
Prior to issuance of any grading or building permits:
a. The applicant's designer or engineer shall submit the required certification indicating
that sizing, selection, and design of treatment BMP's for the project site has been
completed to meet the requirements of the City of Campbell's NPDES permit, No.
01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management facilities,
submit a complete set of as-built drawings to Public Works Engineering, and certify
on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
12. Trash Capture — Install trash capture inserts (KriStar FloGard or approved equal) in all on-
site storm drain catchbasins, and a full trash capture screen (StormTek ST3G or approved
equal) in the existing storm drain catchbasin along the Almarida Avenue and David Drive
frontage.
13.Plan Lines: During the formal submittal process, the applicant shall provide site plans
showing all the public improvements required, indicate area in square feet to be dedicated in
fee, all ramps and driveways to be shown retrofitted to meet ADA compliance. A
stormwater management plan along with all the C.3 Forms are required to be submitted to be
considered a complete application for Public Works.
14. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Utility locations shall not cause damage to any existing street trees. Where there are utility
conflicts due to established tree roots or where a new tree will be installed, alternate locations
for utilities shall be explored. Include utility trench details where necessary.
J:\LandDev\Conditions\Ping\Almarida Drive 601 3-25-2019.docx Page 3 of 5
601 Almarida Drive (PLN2018-202, 203, 204)
15. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
16. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
17. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. Almarida Drive and David
Avenue have not been reconstructed or overlaid in the last 5 years. The pavement restoration
plan shall indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.
18. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to
issuance of any grading or building permits for the site, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be prepared by a
registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following,
unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No private utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of all existing driveway approaches and necessary sidewalk, curb and
gutter.
d. Installation of any additional City approved street trees, at 30 feet on center.
e. Installation of City standard curb, gutter, sidewalk, park strip, curb ramps and ADA
compliant driveway approaches.
f. Installation of full trash capture device(StormTek ST3G or approved equal) in
existing storm drain inlet.
g. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
h. Installation of LED streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as necessary.
k. Submit final plans in a digital format acceptable to the City.
J:\LandDev\Conditions\Ping\Almarida Drive 601 3-25-2019.docx Page 4 of 5
601 Almarida Drive (PLN2018-202, 203, 204)
19. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing
occupancy and/or final building permit signoff for any and/or all buildings, the applicant
shall have the required street improvements and pavement restoration installed and accepted
by the City, and the design engineer shall submit as-built drawings to the City.
20. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities
to serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas,
water, electric and all other utility work.
21. Additional Street Improvements: Should it be discovered after the approval process that new
utility main lines, extra utility work or other work is required to service the development, and
should those facilities or other work affect any public improvements, the City may add
conditions to the development/project/permit, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
22.Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall satisfy all the traffic mitigation measures outlined in the traffic impact
analysis.
23. Trash Enclosure Requirements:
a) NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the Permittee's
planning, building, development, or other comparable review, but not regulated by
Provision C.3, encourage the inclusion of adequate source control measures to limit
pollutant generation, discharge, and runoff. These source control measures should
include covered trash, food waste, and compactor enclosures.
b) Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants can be
discharged into the City's storm drain system. Trash enclosures contain pollutants.
During a rain event (or during general cleaning) water washes over and into roofless
enclosures, collecting pollutants and discharging to the City's storm drain system.
Applicants are required to show how new trash enclosures will not discharge pollutants
into the storm drain system. One possible method is to provide a sanitary drain in the
trash enclosure.
c) West Valley Sanitation District (WVSD) the local sanitary sewer agency's authority and
standards: If a sanitary connection will be installed, WVSD requires a roof on the
enclosure.
J:\LandDev\Conditions\Ping\Almarida Drive 601 3-25-2019.docx Page 5 of 5
1
THE FRANCISCAN
CITY OF CAMPBELL COMMENTS-7/18/2015. Raintree Responses 3.1.19 Resubmlttal
# CATEGORY DESCRIPTION Re
1 Additional 1�.Scope of Work:Please provide a detailed scope of work.The project renderings appear to propose changes to Sheet A001
Materials some of the adjoining apartment buildings on Almarida Drive,but no discussion of this change is included.
2 Additional 2.Project Summary:Please provide a more expansive project summary;this could serve to capture the items Sheet A001
Materials covered in the scope of work,but go on to address how you intend to address some of the issues raised by staff
the pre-application process.For instance,how does your project intend to mitigate sound for outdoor open space
areas(i.e.the rooftop deck),provide amenities including parking for residents during construction,etc.?The
project summary can serve as a tool to summarize key points and approaches.
3 Additional 3.Contact List:Please provide a contact list for the primary architect,engineer,landscape designer,and other key Sheet A001
Materials personal associated with the project to aid in ongoing project coordination efforts.Please provide a direct phone
number(extensions where applicable)and email contact information.Please keep this list as up to date as
possible
4 Additional 4.Existing Site Plan:Provide a site plan showing the proposed configuration of the entire project site.This plan Sheet A003
Materials should also show street information and dimensions of existing utility facilities(sidewalk,curb-cuts,gutter,utility
poles,power poles,existing overhead utility lines etc.).
5 Additional 5.Photometric Plan:To ensure that the new site lighting does not adversely impact the adjacent creek trial,pleas[Sheet LTG-2
Materials provide a Photometric Plan prepared by a qualified professional in compliance with City's Lighting Design
Standards(CMC 21.18.090).Please also provide manufactures'specification sheets("cut sheets")for all lighting
fixtures that depict the design of the fixtures and provides technical specifications(i.e.,lighting type,watts,
lumens,and materials).This information should be provided within the project plans on either the photometric
plan sheet or a separate subsequent sheet(i.e.,lighting details sheet).
6 Additional 6.Parking Plan:Please provide a parking plan indicating a number label for each parking spaces throughout the Sheet A012
Materials project and broken into shaded/colored zones identifying the associated use(i.e.apartment,apartment guest,
leasing office staff only,etc.).
7 Additional 7.Loading/Unloading Plan:Please indicate the location of onsite loading/unloading areas for the apartment Sheet A012
Materials building.This diagram should include the location,any applicable signage to be posted in this area,and path of
residents to the nearest elevator/access point.
8 Additional 8.Circulation Plan:Please provide a circulation plan showing pedestrian and bicycle routes through the project Sheet A013
Materials site and extending to the public right of way.
9 Additional 9.Emergency Access Plan:Please provide an exhibit showing Fire Truck access routes and points of aerial access. Sheet A014
Materials Please be sure to follow the Santa Clara County Fire Department truck turning template when showing onsite
maneuvers.A cross section should be provided showing where points of aerial access would occur,and how the
fire department truck ladder would reach the required points of ingress/egress as applicable.Further please
provide details on the location of exiting fire hydrants,
10 Additional 10.Trash Management Plan:Please provide a trash management plan highlighting the location of all trash Sheet A015
Materials receptacles and showing the route and turning radius of trash collection trucks on the project site.Please circulate
this plan to West Valley Sanitation for review and approval.It is strongly recommended that any new or relocated
trash enclosures be incorporated into the existing buildings and that you consider interior trash rooms with trash
chutes for resident convenience.Any area of any room abutting a trash chute should also be adequately
acoustically treated to ensure that passage of materials(e.g.glass bottles)does not disturb the unit.
11 Additional 11.Mail Delivery Plan:Please provide a mail delivery plan,and provide a will serve letter by the post office USPS will serve received.See Exhibit A —�
Materials indicating this approach is acceptable for the new units and proposed mail room.
12 Additional 12.Fencing/Wall Plan:Provide a fencing and wall plan for all perimeter fencing that shows the grade,any Sheet A013
Materials retaining walls,dimensions,and design prepared by a qualified professional in compliance with the City's Fence,
wall,lattice and screen standards(CMC 21.18.060).Provide panoramic views of the proposed fencing and walls
from all elevations.
13 Additional 13.Furniture&Site Amenity Plan:Please show the location and type of any onsite benches,trash cans,bicycle Landscape plans show potential locations for outdoor
Materials storage,bike racks,etc.as they may occur throughout the project site.This exhibit may be combined with anothe seating(benches and lounge chairs). Furniture plan in
plan. amenity spaces will be further defined in the interior
design plans as part of our permit set.
14 Additional 14.Parking Allocation Plan:Please indicate if parking spaces will be assigned or first-come first serve.If parking Parking spaces will be assigned. Each individual parking
Materials spaces are to assigned,please explain how existing unit allocations be redistributed in the proposed density bonuistall will be clearly numbered and assigned per tenant
parking scenario.Please indicate if any parking spaces are proposed to be charged for,and how a parking space lease agreements.
minimum requirement to the density bonus ordinance standard would be achieved if surplus parking not utilized
by a unit are reallocated into the project pool(i.e.first right of refusal to each unit on lease agreement renewal).
15 Additional 15.Phasing Plan:Please provide a visual phasing plan identifying the order in which individual components(i.e. See Exhibit B
Materials demolition of existing underground parking garage,trash enclosures,covered carports,completion of required
offsite improvements)will be completed.The plan should include a list of milestones,with the intent of ensure th
project will be developed concurrently and in a timely manner(i.e.issuance of demo/grading/building permits,
issuance of certificate of occupancy etc.). Please indicate how amenities(such as fitness facilities,parking etc.)
shall be accounted for during construction activities.If use of an offsite parking lot is to be utilized during
!construction,please provide a property owner signature attesting that the proposal is agreed upon and include
!plans for how that will operate(valet,crossing the street,number of stalls to be reserved).Be advised,review of
!the temporary use of an offsite parking lot will require information and documentation on that site(potentially
even a parking study)to determine whether or not the site can accommodate the temporary parking activities
)especially if overflow or contingency plans are not provided during peak holiday activities. I I
II
161- Additional 16.Construction/Staging Plan:Submit a preliminary Construction/Staging Plan that includes a truck route map See Exhibit B
Materials showing types of construction equipment to be used,routing of construction vehicles,and staging areas.Please
indicate the location of any temporary trash enclosures and plan to address storm/sewer water for these areas
during construction.
17 Additional 17.Streetscape Exhibit:Please provide a streetscape exhibit showing a panoramic elevation of the proposed Sheet A301
Materials streetscape(inclusive of the existing&proposed elephant bar site configuration and adjoining properties across
David Avenue).
18 Additional 18.Gross Lot&Net Lot Area Calculations:Please provide an exhibit detailing(shading)the areas used to derive Sheet C.03
Materials gross and net lot size for the project.Please have this exhibit wet signed by a Civil Engineer.This exhibit should
tabulate,as part of the exhibit and as part of a data summary,any street dedications,vacations,and areas
purchased.
19 Additional 19.Neighborhood Outreach: Please explain what outreach you have done(if any)with surrounding property Raintree's outreach efforts include speaking with
Materials owners.Staff recommends outreach to both residents of the existing apartment community and surrounding surrounding neighborhood associations such as the
neighborhood for this project. Hamann Park Neighborhood Association and Citizens
for Sensible Growth. Out reach to additional groups ant
our surrounding neighbors will continue throughout our
design and entitlement process.
20 Additional 20.Cross Sections:Please provide a cross section of each new building,as well as a cross section showing the newlSheet A311
Materials apartment building relative to the single-family homes offsite to the west complete with dimensions and property'
line labels.
21 Additional 21.Color and Material Boards:Provide a detailed color and material board for the project. Sheet A350
Materials
22 Additional 22.Private and Public Open Space Plan:Please indude an exhibit detailing private and public open space for the Sheet A016
Materials existing and proposed project.Please include total calculations.
23 Additional 23.Accessibility Plan:Please provide a detailed accessibility plan demonstrating how all required paths of travel Sheet A012 and Sheet A013 provide details on
Materials shall be satisfied to all required locations.This plan shall further demonstrate how the required number of accessibility travel path along with locations of the
accessible units and parking spaces shall be satisfied by the proposed project.Please have this plan reviewed and accessible stalls
certified by a qualified professional as significant deviations to the approved plans post entitlement(i.e.adding
ramps,paving over landscape areas etc.)to meet accessibility requirements will not be accepted and will require
the permit to return back through the public hearing process.
24 Additional 24.Concession Requests:Please provide a written statement detailing all density bonus concessions requested Please see Exhibit C for response
Materials and how each concession directly relates to the affordability of the project.The project does not comply with the
following R-3 development standards from CMC 21.08.070—Table 2-7:
a.Required open space.Additional details are required to understand how deficient the project is(see separate
completeness comment regarding landscaping calculations).
b.Minimum parcel size(waived due to density bonus).
c.Vehicular access(25-feet setback)standards.
d.Parking space dimensions(9'x20')where 9'x18.5'have been provided.(see CMC 21.28.080.A.7.1.(.
e.Distance between non-accessory structures on the same lot(e.g.40-feet,9-inches tall vs 16-feet,3-inch setback
between new 3-story apartment building and existing units to the south).
f.Parking locations(see CMC 21.28.080—Development standards for off-street parking which requires parking
areas to not be in a developed in a required front or side yard fronting a public street(see A.3.)and that no garage
or carport to be closer than twenty-five feet to a public right of way(see A.4.)).
25 Additional 25.Cost Pro-Forma&Comparison:Please provide a cost pro-forma,with a financial justification for each Please see Exhibit D for response
Materials development concession requested(i.e.separation between buildings)that clearly demonstrates how granting
the concession will make affordability of the project feasible.Furthermore,the application will be required to
provide a cost comparison of the project without the requested concession versus with the concession.
26 Additional 26.Density Bonus/Affordable Housing Units Plan:The proposed project would be required to provide affordable Please see Exhibit E for housing plan
Materials rental units for the density bonus to allow a project density of 32 units per gross acre(27 units per gross acre max
without a density bonus).Please provide a summary of the total number of affordable housing units proposed an
by unit type,and illustrative exhibit highlighting their location as they occur throughout the project plans and floo
plans.The specific units designated as affordable shall be proportionately distributed through the project by both
unit size and location.The applicant will also be required to enter into a density bonus below market rate housing
agreement to the satisfaction of the Community Development Director where the City will determine the
appropriate pricing for the approved level of affordability.In addition,a regulatory agreement,covenant,deed of
trust,and/or other documents acceptable to the Community Development Director shall be required against the
project,and affordable units,for a minimum of thirty years or the maximum allowed by state law,whichever is
greater. As part of the Density Bonus/Affordable Housing Plan it must be demonstrated that the substantial
rehabilitation of an existing multifamily project will result in a net increase in affordable units(Cal.Gov.Code
Section 65915(i).Please provide a written response to this requirement,explaining and/or demonstrating how
existing affordable units(whether by recorded covenant or by if occupied by lower or very low income household!
in the past 5 years)will not be displaced by the project.
27. Additional i27.City Authorization for the purchase of public land:The City of Campbell has not agreed to allow the purchase ;N/a
Materials !of City land to accommodate the proposed parking spaces in the public right of way.As such,this application is
l:technically premature and invalid as presented.
28 Additional `28.Development Agreement Application:The sale of publicly owned land for use within a private development N/a
1 I Materials lwill require a development agreement application and associated fees consistent with Chapter 21.52 of the
_ —__ (Campbell Municipal Code.
2iFAdditional 29.Hazardous Waste and Substances Sites List: Please provide written confirmation from the State of California See Exhibit F for an email screenshot from the
Materials Department of Toxic Substances Control that no remediation is necessary on any part of the project site in order Department of Toxic Substances Control showing no
to utilize the site for residential development. hazardous waste and substances work as been done on
this site or surrounding areas.
30 Additional 30.Grading&Drainage Plan:Please provide a detailed grading and drainage plan including a summary of areas Sheets C.01 and C.02. Requesting to defer cut an fill
Materials (and graphic exhibit)indicating where and the amount of soil to be cut and/or filled from the site at various amounts until rough grade plan submittal
locations in cubic yards. _
31 Additional 31.Neighborhood Context:Please provide an aerial exhibit,inserting the proposed site plan,where it would occur Sheet A002
Materials on the aerial for context.
32 Additional 32.Floor Area Diagram:After revising the plans to account for other comments,please provide a floor area Sheet A017
Materials diagram to"box out"geometric spaces within the houses and show the summation of the area calculations(e.g.
Area A=10'x10').
33 Additional 33.Lot Coverage Diagram:It is unclear how the lot coverage calculations provided on Sheet G001 were derived. Sheet A017
Materials Please provide a similar exhibit to the Floor Area Diagram(see above)showing how this area was calculated.
34 Additional 34.Landscape Plan:Please provide a basic landscape plan indicating landscape areas of a broader site area.It Sheets L101 and L102
Materials would be advisable to provide this exhibit in color;and showing how the proposed landscaping on Sheet 1101(for
the area Immediately surrounding the newly added area)will tie into the existing landscaping of the site. Please
be advised that construction of new landscaped area of 500 sq.ft.or more triggers the City's WELO(Water
Efficiency Landscape Ordinance)which requires water budget calculations for the proposed landscaping (during
the building permit phase).To comply with WELO staff recommends simply noting the incorporation of drought
tolerant,and native plant species where grass is shown for the planning entitlement,or noting"To comply with
WELO"directly on the project plans.
35 Plan Revisions 0001-a.Development Data Table:Please add the floor area ratio and lot coverage calculations where blank Sheet G001
(reference CMC 21.08.070"Table 2-7,Maximum floor area ratio and maximum lot coverage).
36 Plan Revisions 0001-b.Parking Table:Please indicate the location of key blocks of parking(i.e.P1 underground=XX stalls,P2= Sheet A102
xx stalls,P3=xx stalls,onsite=xx stalls,public right of way=xx stalls).Please be advised stalls in the public right o
way do not count toward satisfying onsite parking requirements,including those expressed by the density bonus
standards(see Parking Information Table).Please also provide a summary of the type and dimensions of parking
spaces provided(covered/uncovered)compact,non-compact. Further,the parking spaces'removed'should also
take into account those which are precluded from access during construction.The construction area/layout
provides no access to a number of existing parking spaces beyond those just proposed for demolition.
37 Plan Revisions G001-c.Building Information Table:Please update the building height to measure to the tallest point of the roof;iSheet A011
measuring to the top of plate is useful for calculating required setbacks between buildings and should be labeled
on your proposed elevations. _
38 Plan Revisions G001-d.Lot Area:Please have a civil engineer confirm the calculation of the gross lot area.A separate comment Sheet A011
in this letter has already conveyed this requirement providing greater detail.
39 Plan Revisions G001-e.Open Space Area Calculations:Please provide an exhibit demonstrating how these areas have been Sheet A016
calculated.This exhibit should also include the dimensions of areas included,noting that no dimension of an area
to be counted as open space shall be less than 10-feet(reference CMC 21.08.070"Table 2-7,Open space
required for multiple-family dwelling units). Further,please indicate that the area occupied by recreational
facilities(e.g.deck,patio,playground equipment,porch,or swimming pool)are open and do not occupy more
than 25%of the required open space area).Further,please provide a calculation of the area of open space
removed from existing units;does the removal of existing open space areas and reallocation to the new unit
counts result in a non-complaint amount of open space for the existing units?Does it intensify a legal-
nonconformity?
40 Plan Revisions G001-f.Vicinity Map:Please consider making the vicinity map more informative/useful by labeling the following Sheet A001
significant features: Highway 17(with highway shield logo),Bed Bath&Beyond,Hamilton Avenue,Nearest Park
41 Plan Revisions Sheet G003(Demolition Plan):Please indicate this sheet as a demolition of the existing and not-approved site Sheet A010 configuration and layout.Changes to the site are reflected on this set of plans that were not permitted,such as
the conversion of the parking area on the west side of the rear parking lot to a large loading/unloading zone.
42 Plan Revisions Sheet G003.1(Proposed Site Plan):This sheet does not exist,and must be provided.It should directly align with Sheet A011
the demolition plan for an easy reference and comparison between existing vs.proposed.
43 Plan Revisions Sheet G004(Site Photos):Please indicate this sheet as a demolition of the existing and not-approved —ySh
) pproved site (Sheet A003
configuration and layout.Changes to the site are reflected on this set of plans that were not permitted,such as
the conversion of the parking area on the west side of the rear parking lot to a large loading/unloading zone.
44 1 Plan Revisions iSheet C01(Grading and Drainage Plan):The engineer's statement references a vesting tentative parcel map that!Easton to update signature block
I.
;is not proposed.Please remove this statement or provide application materials and fees for this application. I
(
45 Plan Revisions Sheet C.02(Stormwater Control Plan):Please note areas used for stormwater control are not to be counted as (Noted
open space.Further,see comments from Public Works Division.
46 I Plan Revisions'Sheet L001(Tree Removal Plan):Please separately provide a tree replacement planting plan. Sheet L104
47 Plan Revisions!Sheet L101(Proposed Landscape Plan):Please provide open space calculations and shade the areas counted in Refer to Sheet A016 for open space calculations
(simple geometric shapes.Please provide greater detail on the number and location of shrubs to ensure that the
larea is dense enough in planting to constitute landscaping.
48 Plan Revisions'Sheet A001(Site Plan):Please provide a far more expansive site plan and a dose up site plan as provided(see Sheet A001
previous comment about adding a Sheet G003.1).This sheet also indicates changes to the public right of way that
are not permitted without an application for an encroachment permit.The parking spaces are not dimensioned,
and the accessible parking spaces also do not appear to be code complaint or provide an access path.Parking
spaces in the public right of way may not serve to offset onsite parking requirements.a.Parking space dimension
(9'x20')where 9'x18.5'have been provided.(see CMC 21.28.080.A.7.1.).
49 Plan Revisions Sheet A101P(Parking Level 1)through Sheet A103P(Parking Level 3):Parking space dimensions must be 9'x20' Sheet A200P
where 9'x18.5'and/or 9'x19'have been provided.(see CMC 21.28.080.A.7.1.).Please indicate where required EV,
EV Accessible,and Accessible Parking Spaces shall be provided.For areas served or serving accessible parking
spaces,please shade the areas and path of travel(s)where the minimum height requirement required by the
building code shall be satisfied.
50 Plan Revisions Sheet A301(Exterior Elevations)through Sheet A302(Exterior Elevations):The exterior elevation sheets do not There are no proposed changes to the car ports. Refer
show the proposed changes to carports;please detail these features.Please also provide an existing and proposecto Sheet A304 for proposed exterior renovation to the
exterior elevation for existing units to be refaced.It is unclear from the plans provided whether or not the new existing buildings along Almarida Dr and David Ave.
siding and design shall be carried consistently throughout Almarida and/or David or limited only to those areas
shown.For buildings with proposed exterior changes,please provide a 360view of the existing and proposed
elevations.Further please provide measurements from the lowest finished grade to the highest flat surface of the
roof.
51 Plan Revisions Sheet A303(Building Sections):—Please provide the minimum clearance height of each floor of the underground Sheet A312
parking garage.52 CEQA Air Quality/GHG Analysis:An Air Quality/GHG analysis,including a risk and hazard screening analysis evaluating Consultant has provided proposal. Request to defer
the proposed project prepared by an environmental consultant will be required to evaluate the proposed project report until concessions/waivers are resolved.
against the thresholds of significance provided by the Bay Area Air Quality Management District(BAAWMD)CEO/
Guidelines.The report shall also address greenhouse gas emissions based on the technical advisory of the
Governor's Office of Planning and Research(OPR),CEOA and Climate Change:Addressing Climate Change through
California Environmental Quality Act(CEQA)Review.The report should clearly indicate potential air quality
'impacts and identifying necessary mitigation measures.At a minimum the report should directly respond to the
following questions: 1.Would the project conflict with or obstruct implementation of the applicable air quality
plan?2.Would the project violate any air quality standard or contribute substantially to an existing or projected
air quality violation?3.Would the project result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality
standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)?4.Would
the project expose sensitive receptors to substantial pollutant concentrations?5.Would the project create
objectionable odors affecting a substantial number of people?
53 CEQA Tree Survey/Arborist Report:The Existing Site Plan/Tree Removal Plan sheet does not suffice for the required tree Proposals received from consultants. Request to defer
survey/arborist report.Please provide an updated tree survey/arborist report,indicating the number,location(s), report until concessions/waivers are resolved.
species,size,observable health—and including photographs—of all trees to be removed is required.Please also
identify the finding that is satisfied for each tree sought for removal pursuant to CMC 21.32.080(i.e.Diseased or
Danger of Falling,Structure Damage,Utility Interference,Overplanting,Economic Enjoyment and Hardship for
each tree). Please also have the arborist address the replanting/relocation potential of the tree,and
recommended replanting location onsite(if applicable).
54 CEQA "Will-Serve"Letters:Utility"will-serve"letters from West Valley Sanitation District,San Jose Water Company,the All Will Serve letters obtained
applicable school district,and PG&E must be provided.Public Services:Please list all public schools which would
serve the proposed project.Please provide a letter from the school district indicating that it will serve the
anticipated number of students the project would generate,and noting what,if any,changes to their existing
facilities may be required to accommodate the intensification of use resulting from the proposed project.
55 CEQA Biological Resources Assessment:Provide a report that documents the presence(or lack thereof)of species Highly developed location-unlikely to have any
identified as a candidate,sensitive or special status species,or habitat for such species,within the project site. sensitive species.Request to defer report until
concessions/waivers are resolved.
56 CEQA Geology and Soils:Please provide a Geotechnical Investigation and Analysis of the project site to evaluate if any 'Request to defer report until concessions/waivers are
contaminants exist,and recommend soil remediation methods if needed.A design-specific assessment of the I resolved.
project to be incorporated into the project's final engineering design to respond to the site specific soils and watel
infiltration rates,and also to minimize the damage from seismic related ground failure including ground shaking,
liquefaction,and landslides.At a minimum the report should directly respond to the following questions and takel
into account the proximity of the proposed excavation activities to existing buildings:1.Would the project expos('
people or structures to potential substantial adverse effects,including the risk of loss,injury,or death involving: ii f
Rupture of a known earthquake fault,as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? ii)Strong
seismic ground shaking?iii)Seismic-related ground failure,including liquefaction?iv)Landslides?2.Would the
project result in substantial soil erosion or the loss of topsoil?3.Would the project be located on a geologic unit
soil that is unstable,or that would become unstable as a result of the project,and potentially result in on-or �
off-
site landslide,lateral spreading,subsidence,liquefaction or collapse?Would the project be located on expansive I
'soil,as defined in Section 1803.5.3 of the California Building Code(2016),creating substantial risks to life or
property?5.Would the project have soils incapable of adequately supporting the use of septic tanks or alternative
waste water disposal systems where sewers are not available for the disposal of waste water?6.Would the
project directly or indirectly destroy a unique paleontological resource or site or unique geological feature?
i I
i I
57 j CEQA Hazards and Hazardous Materials:Please provide a summary of all hazardous materials to be stored on site, (Summary will be provided prior to building permits. j
quantity,containment method,and method of delivery.This would include proposed pool chemicals and an
l assessment of how these materials would be delivered to the project site.
�-- --. .._ ---------- - — —`--- -- •—I
58 CEQA Hydrology and Water Quality:Please provide an exhibit showing the 100-year floor hazard area relative to the According to a Phase I ESA that was conducted during
project site pursuant to the FEMA Flood Insurance Rate Map(https://mcs.fema.gov). the purchase of the property,the subject property
appears to be located in Zone X,an area located outside
of the 100-year and 500-year flood plains. Phase I ESA
conducted on 6.14.17 can be provided upon request.
59 CEQA Noise:Please provide an acoustic/vibration analysis of the project site,and proposed attenuation measures by a Proposal received from CSDA.Will defer until
qualified professional.As part of the analysis,please include an assessment of the rooftop deck in relation to its concessions/waiver requests are resolved.
proximity to Highway 17 and Hamilton Avenue.The assessment should include design recommendations as
appropriate to mitigate noise/sound to acceptable levels pursuant to CMC21.16.070.F.The acoustical analysis
should take into account the proximity of housing units to proposed construction activities.
60 CEQA Population&Housing:Please indicate if there are any known habitants of the project site,which would be No habitants on the project site would be displaced as a
displaced as a result of the proposed project.Please indicate if there are plans for relocation temporarily,or if it is result of the proposed project.
_ your plan to phase out existing lease agreements.
61 CEQA Traffic/Circulation:A traffic impact and circulation analysis prepared by a traffic engineering consultant will be Traffic study proposal received from the City.
required to determine the potential traffic and site circulation impacts of the proposed project.Once a traffic
engineering consultant is selected,an invoice for the TIA cost(including the consultant's cost and a 20%
administrative fee)will be required.Remittance of the review cost to the City is required prior to the analysis
being conducted.Completion for the traffic impact and circulation analysis is required for the application to be
deemed complete.The scope of the traffic impact and circulation analysis is anticipated to be'focused'on the
following:o Entry Gate—The entry gate to the underground parking shall be studied as to the visibility with the
placement of perpendicular street side parking spaces and vegetation,pedestrian interface and sidewalk,travel
time for the gate to open,and a queuing analysis.If any spaces are to be used for guest or any maintenance
vehicles are to service the area,they shall be factored into the analysis. o Cumulative Conditions—A focused
analysis of traffic impacts resulting from the project in combination with other projects proposed in the area,
taking into account other traffic studies recently prepared,shall be provided. o Displaced parking during
construction and potential issues(e.g.,jaywalking,spillover on-street and off-street parking)that requires the
following to be performed.Parking occupancy survey of David Avenue,Almarida Drive,and Kohl's parking lot.
Parking occupancy analysis during construction(and related displaced parking).Any recommended
improvements.o Sight distance at garage entrance driveway.o Fair-share contributions,if any,toward pending
improvements in the project vicinity:e.g.,Hamilton/Almarida(EB LT storage)and Hamilton/Salmar(Offramp
widening);this calculation may be provided by the EIR for 499 East Hamilton Avenue.
62 CEOA CEQA Filing Fee:CEQA review is anticipated to entails submittal of$2,330.75(Effective Fee January 1,2018)in Raintree to pay necessary fees
additional funds to cover County administrative cost and California Department of Fish and Game fees.Please
remit in this amount payable to the"City of Campbell".Be advised the fee at the time of recording shall be the fei
required,and that this fee is not due at this time. Further,to ensure compliance with any required mitigation
measures,the City will require a deposit commiserate with the scope of the project to cover actual staff time to
monitor compliance.This fee is not due at this time and will be billed against your environmental deposit if not
•
exhausted in the permit review process.
63 Impact Fees 1.Park Impact Fees: Please note that project would incur an estimated park impact fee of$7,528(FY18)per unit Raintree to pay necessary fees
for the 59 units proposed,for a total of$444,152.Pursuant to CMC Section 13.09.050(b),75%of this fee will be
due prior to building permit issuance,with the remaining 25%due prior to issuance of a certificate of occupancy.I
This fee is subject to change and the fee in effect at the time of payment shall be the fee due.
1
Exhibit A:
USPS Approval Plan
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Exhibit B:
Phasing & Construction Staging Plan
RAINTREE
PARTNERS
Construction Staging& Phasing Plan
December 19, 2018
Anticipated Staging/Phasing Plan
Upon receiving final entitlements from the City of Campbell,the new units at The Franciscan will be
constructed in a single phase. The construction is anticipated to last between 12-18 months for all
demolition, site utility, excavation, and construction.
1. Upon issuance of demolition, excavation and grading permits,the existing structures slated for
demolition will be removed. Underground site utility work will then proceed as well as
preparations for excavation for the subterranean garage.
2. Phase II is mass excavation for the below grade parking garage.
3. Upon issuance of the building permit, we will begin Phase III—construction of the subterranean
parking garage.
4. Once this garage is erected to grade,we will begin Phase IV--construction of the residential
superstructure.
5. Phase V is the construction of the amenity spaces. This work will begin after Phase IV and will be
completed shortly after completion of the residential component of the project.
6. The final aspect of work, Phase VI, will be final site improvements, pool, landscaping, and site
finishes.
Attached is a Phasing Plan which outlines the location of this work and well as a list of anticipated
equipment.
Respectful Submitted,
Nicholas Le ne
Raintree Partners
Production Manager
28202 Cabot Road, Suite 300 I Laguna Niguel, CA 92677 I Tel 949.365.5650 I Fax 949.365.5651 I www.raintreepartners.com
EXHIBIT B
Anticipated Construction Equipment on Site
Phase Equipment*
Demo&Site Development Water Truck
Demo&Site Development Excavator
Demo&Site Development Front End Loader
Demo&Site Development Bulldozer
Demo&Site Development Trucks-Soil Hauling
Demo&Site Development Back Hoes
Demo &Site Development Grading Equipment
Demo &Site Development Dump Trucks
Demo&Site Development Skid Steer/Bobcat
Demo &Site Development Skip Loaders
Superstructure Trencher
Superstructure Forklifts
Superstructure JLGs & Boom Lifts
Superstructure Mini Excavator
Superstructure Trucks-Concrete
Superstructure Trucks- Concrete Pumps
Superstructure Mobile Crane
Throughout Project Trucks -Semis for Delivery
Throughout Project Maintenance Vehicles &Tool Trucks
Throughout Project Tool Storage Bins
Throughout Project Generators
Throughout Project Worker Vehicles
Throughout Project Various Other Equipment As Needed
Throughout Project Roll Off Trucks (Trash Haul, Storage Containers)
Throughout Project Debris Boxes
Throughout Project Portable Toilets& Hand Wash Stations
*Subject to change pending final Planning approvals.
lowneg
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Raintree Partners
601 Almak b dm
Campbell.CA 95006
OWNER
RAINTREE PARTNERS
25 Taybt Sheet
Ban,. 41Sco.CA 94102
Phone'.015.2]2.]541
ARCHITECT
LOWNEY ARCHITECTURE
■H O P E M0 LI T I S J901 Oakland.
CA
Sp„.200
Phone CA 36.54
Phone:510 536.5400
LANDSCAPE ARCHITECT
LOWNEY ARCHITECTURE
36017th Street.Suds 200
Oakland.CA 94612
Phone:510.936.5400
SITE ACCESS
CIVIL S ENGINEERING
SITE ACCESS TALUS ENGINEERING
PROJECT BOUNDARY 611 San Ramon Valley BoulevardDenville.CA 94588
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DEMO(E)CARPORTS AND DEMO(E)■NLOINGe' T MOST WORK IN ALL STAGES DRAWN EM Ak■v
PARKING SPACES OCCURS WITHIN AREA OF THE PROJECT NUMBER 16110
DEMO Ifl POOL ANO SPA RED BOUNDARY LINE. SHEET ISSUE DATE 0663/16
SHEET TITLE
09rtE 0EMOLITION PLAN
SITE DEMOLITION
PLAN
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u SHEET NUMBER
G003
PHASE II - EXCAVATION OF SITE
OFF-SITE PARKING
45 STALLS LOCATED ACROSS ALMARIDA AT BACKSIDE OF KOHL'S.
WILL BE LEASED FOR 18-24 MONTHS. PHASE III - BELOW GRADE PARKING
STRUCTURE
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PHASE V-AMENITY SPACE j
PHASE VI - POOL & LANDSCAPING
WIDE ND WOK OE ID BLDG IODNGIONB10 SMUG'N/
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Exhibit C:
Concessions Request Responses
RAINTRE,E
PARTNERS
February 8,2019
Stephen Rose
Associate Planner
70 N. First Street
Campbell,CA 95008
RE: 601 Almarida Dr
Campbell,CA
Application No:
Dear Mr. Rose:
This letter serves as a response to your request for a written statement detailing all density bonus concessions
requested and how each concession directly relates to the affordability of the project. According to the plan
review comments provided on July 28,2018 the proposed project does not comply with the following R-3
development standards from CMC 21.08.070 Table 2-7:
A. Required open space—Proposed open space satisfies the City's requirements of 300 SF per
dwelling unit. The city requires 72,000 SF of open space. The project proposes a total of 76,779
SF of open space. Please refer to sheet A016 of the plan set for details.
B. Minimum parcel size—Proposed waiver by the City due to density bonus application
C. Vehicular access(25-feet setbacks)standards—Applicant is requesting a concession regarding
the distance between the garage and the public right-of-way. The project will not be able to
comply with the 25 ft setback. The driveway leading to the garage requires sloping of 4 degrees
and 8 degrees to meet the proper depths of the garage's first subterranean level.
D. Parking space dimensions(9'x20')where 9'x18.5' have been provided—All parking stalls in
the subterranean garage have been adjusted from 9'x18.5' dimensions to the required 9'x20'
dimensions. Please refer to sheet A200P for more details.
E. Distance between non-accessory structures on the same lot(e.g.40-feet 9-inches tall vs 16-
feet 3 inch setbacks between new 3-story apartment building and existing units to the south)
—A cost pro-forma and comparison analysis detailing the financial impacts of this concession
have been detailed in a separate document.
F. Parking locations(CMC 21.28.080)—Project complies with the development standards for off-
street parking. All proposed parking stalls are within the subterranean garage and comply with
requirements related to the public right-of-way.
28202 Cabot Road, Suite 300 I Laguna Niguel, CA 92677 Tel 949.365.5650 I Fax 949.365.5651 I www.raintreepartners.com
Exhibit D:
Concessions Letter with Cost Proforma Analysis
Density Calculation and Density Bonus
The Franciscan apartment project was originally constructed in 1971 and consists of 180 one-and two-
bedroom apartments on 7.48 gross acres of land which equates to 24 du/acre ("Existing Project"). The
current zoning of R-3 for the Existing Project allows for up to 27 du/acre 'by right'which would allow for
a project of 201 apartments to be approved on the property.
Through the use of the California State Density Bonus program,the Applicant is proposing to construct
60 additional apartments, a new leasing office,clubroom, outdoor pool and fitness area within the
Existing Project in the area where the current clubhouse and surface parking exist ("Proposed Project").
The Applicant is not proposing to remove or relocate any of the apartments associated with the Existing
Project for the construction of the Proposed Project. In connection with the Proposed Project the
Applicant proposes to provide 5%on-site affordable units ("BMR Units") in connection with the
California State Density Bonus Law program. If the Proposed Project is approved,the completed
project will include a total of 240 apartment units on the property.
State density bonus law entitles applicants to utilize concessions and waivers towards jurisdictions'
design standards and guidelines. As part of the proposed 60 residential unit addition to the existing
community,the Applicant proposes to include 12 very low-income (50%AMI) units to the apartment
community(total between existing and new units),thus increasing the density by 33%from the existing
24 dwelling units per gross acre to 32 dwelling units per gross acre for a total of 240 residential units.
Due to the building configuration of the Existing Project,the construction of the Proposed Project will
require specific concessions related building adjacencies between the proposed structures and the
existing structures on site as summarized herein.
Incentive/Concession Setback between non-accessory structures on the
same lot
Concession Reduce to approx. 9 feet
Density Bonus Law Implementation:
Under CMC 21.08.070 Table 2-7 the distance between non-accessory structures on the same lot shall be
the distance equal to building wall height of the taller of two structures. As proposed,the 3-story
structure is 41'3"to the top of roof and would require a 41'3"setback between the surrounding non-
accessory structures. Applicant requests a concession to reduce the required setback to 12' in certain
areas of the project making it feasible to construct the proposed 60 residential units and amenities
building within the Existing Project and without the removal of any of the existing apartments.
If the Applicant were required to meet the zoning standards related to building setbacks the Proposed
Project would be infeasible. If the Applicant were required to provide 41'3"setbacks between buildings,
the Proposed Project would be reduced from 60 units to approximately 24 dwelling units in a much
smaller building footprint. The attached exhibit demonstrates how the building footprint of the
Proposed Project would be impacted.
Cost Analysis of Utilizing a Concession and Reducing Setback Requirements to 12'v Conforming to Setback Requirements per Zoning Code
A:Utilizing Concession to Reduce Setback Requirement(60 residential units and 157 parking stalls in the garage)
CONSTRUCTION COSTS
Earthwork&Site $1,203,000
Below Grade Parking $9,339,000 *157 parking stalls
Superstructure $20,801,000 'cost ranging from$345k-$350k per unit
Landscaping $706,000
CONSTRUCTION SUBTOTAL $32,049,000
Cost Per Unit $534,150
B:Utilizing Concession to Reduce Setback Requirement(24 residential units and 102 parking stalls in the garage)
CONSTRUCTION COSTS
Earthwork&Site $1,203,000
Below Grade Parking $7,138,000
*102 parking stalls(footprint of the garage would be very similar to the 157
Superstructure $8,320,000 parking stall garage,excavating below 2 levels subterranean is unreasable)
Landscaping $706,000 *cost ranging from 5345k-5350k per unit
CONSTRUCTION SUBTOTAL $17,367,000
Cost Per Unit $723,625
Feasbility Summary
Scenario B(per unit): $723,625
Scenario A(per unit): $534,150
Cost Difference Per Unit $189,475
As summarized in the table above,the cost of the below-grade parking structure between the two
scenarios is the main cost constraint as the increased building setbacks would reduce the size of the
building footprint and created a very inefficient underground parking garage. Furthermore,
replacement of on-grade parking stalls would be necessary in either scenario and a lower unit count
would render the project smaller, more costly per additional apartment, and ultimately infeasible.
In addition to decreased building efficiency,the reduction of buildable units from 60 apartments to an
estimated 24 apartments would reduce the number of apartments allowed to be constructed
significantly.
Exhibit E:
Affordable Housing Unit Plan
Alma rida Drive
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FIRST FLOOR 45 UNITS A
45 UNITS B
SECOND FLOOR 45 UNITS A Note:Location of affordable units identified are subject to
45 UNITS B change. In an effort to avoid displacing current residences,
TOTAL 180 UNITS \
those residents that qualify for an affordable units will be �
given priority. o
z `,? J..
SITE PLAN
�'. E G B I 1 B
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AC 889 SF 9E8 SF 624 SF , 2 ` 524S � .
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621 SF 544 SF Note:Location of affordable units identified are subject to
WI E, change. In an effort to avoid displacing current residences,
• '. '' those residents that qualify for an affordable units will be
{; - -- given priority.
ear,o'
B E 5F 1--,r 66"9F B Level 1
Exhibit F:
Hazardous Waste List Confirmation
Allen Chuang
From: Lisa Majchrzak <Lisa@lowneyarch.com>
Sent: Wednesday, September 5, 2018 4:50 PM
To: Allen Chuang; Nicholas Leone
Cc: Mark Donahue;Jason Check
Subject: FW:Campbell project site -Confirmation of no remediation
Attachments: Hazardous Materials_601 Almarida.png
Hello Allen and Nick,
Regarding#29, below is the written response from the Department of Toxic Substances Control. I made a screenshot of
the map-see attached. Please ask the City if this is a sufficient response,of if they want us to add it to the drawings.
Thanks,
Lisa
From: Envirostor@DTSC<Envirostor@dtsc.ca.gov>
Sent:Tuesday,September 4, 2018 4:30 PM
To: Lisa Majchrzak<Lisa@lowneyarch.com>
Cc: Envirostor@DTSC<Envirostor@dtsc.ca.gov>
Subject: RE:Campbell project site-Confirmation of no remediation
Good afternoon Lisa,
I looked up the site address on the Public EnviroStor website: https://www.envirostor.dtsc.ca.gov/public/and as you say
and see by the results:
https://www.envirostor.dtsc.ca.gov/public/map/?mvaddress=601+Almarida+Drive+in+Campbell%2C+CA,there is no
indication DTSC worked on this site and hence no way to provide written determine, remediation or any action for this
site
As DTSC has not performed any work on the site,there is no Hazardous Waste and Substances Sites List or your site
would be listed here with a list of substances: https://www.dtsc.ca.gov/SiteCleanup/Cortese List.cfm
For a Hazardous Waste and Substances assessment you would be required to hire a company specializing in this line of
testing.
So now to help you the best I am able...
1. The Hazardous Waste and Substances Sites List: https://www.dtsc.ca.gov/SiteCleanup/Cortese List.cfm can be
exported using the Export to Excel link at the top of this list...the fact you are not on this list should satisfy the
requirements if truly they require the"The Hazardous Waste and Substances Sites List".
HAZARDOUS WASTE AND SUBSTANCES SITE LIST (CORTESE)
For additional information and fisting of sites, please refer to the California Environmental Protection Agency's Cortese web
2. A Screen shot of a one mile radious may satisfy the remediation requirement as other agencies do accept screen
shots showing no site work on the property or surrounding areas.
1
Sincerely,
Jeffrey Sjaaheim
Data Systems Unit, Department of Toxic Substances Control
1001 I Street P.O. Box 806
Sacramento,CA 95814
1.877.786.9427
From: Lisa Majchrzak[mailto:Lisa@lowneyarch.com]
Sent:Tuesday,September 04, 2018 3:22 PM
To: Envirostor@DTSC<Envirostor@dtsc.ca.gov>
Subject:Campbell project site-Confirmation of no remediation
Hello,
I am the architect for a new multi-family housing project located at 601 Almarida Drive in Campbell,CA. The Planning
Department has requested that we submit the following:
Hazardous Waste and Substances Sites List: Please provide written confirmation from the State of California
Department of Toxic Substances Control that no remediation is necessary on any part of the project site in order to
utilize the site for residential development.
I checked the Land Use Restrictions on your website and found that there are no sites in Campbell that have restrictions.
Can you please provide written confirmation as requested above by the Planning Department?
Thank you,
Lisa Majchrzak
Lowney Architecture
510-269-1118
2
RECEIVED
SEP 15 2017
Development Review Committee (DRC) Public Works Administration
ROUTING SHEET
X Building Division Police Department
X Fire District Economic Development
X Land Development X Traffic Engineer
Project Address: 601 Almarida Drive Presentation: 9/21
File No.: PRE2017-003 Completeness: N/A
APN: 279-30-043 Comments:9/28
Applicant: Jason Check
Distribution: 9/14
Property Owner: Raintree Partners
Submittal: 1st
Project Description: Pre-application to consider adding 60 additional
apartment units, a 1,500 sq. ft. clubhouse, a pool deck, and allow facade Planner: SR
improvements to an existing 180-unit market rate residential apartment
community (d.b.a. The Franciscan) as a density bonus project.
As a pre-application please do not deem the project incomplete. Please
provide comments (applicable development standards and items to consider
in the design) which will assist the developer be aware of pertinent
standards, requirements, and potential fees/costs associated with the scope
of work. Preliminary conditions of approval optional.
DEPARTMENTAL RECOMMENDATION: If it can be determined that this project will require minimal
or no comments by your department/agency, please return this comment sheet with your initials to
the Project Planner as soon as possible.
Status Initial
Conditions
No Conditions
Additional information/revisions (see attached)
MEMORANDUM CITY OF CAMPBELL
TO: Stephen Rose, Project Planner DATE: 10/04/17
FROM: Doris Quai Hoi, Project Engineer
SUBJECT: DRC APPLICATION
Site Address: 601 Almarida Drive
For File No(s): PRE2017-003
Project Description: Pre-application to consider adding 60 additional apartment units, a 1,500
SQFT clubhouse, a pool deck and allow façade improvements to an
existing 180-unit market rate residential apartment community(d.b.a. The
Franciscan) as a density bonus project.
Applicant: Raintree Partners
COMMENTS
The scope of this project triggers the requirement for Frontage Improvements as required
by Campbell Municipal Code 11.24.040. Streetscape standards will need to be upgraded to
continue the improvements from David Avenue to Almarida Drive (parkstrip and sidewalk). All
driveways will need to be accessible (ADA) compliant. All cross walks will require retrofit to be
ADA complaint. Upgrade all street light fixtures to LED fronting the project. Street dedication
will also be required for the streetscape standard along Almarida Drive.
PUBLIC WORKS DEPARTMENT PRELIMINARY COMMENTS
1. Construction Drawings: The applicant shall submit the required Street Improvement Plans,
and Grading and Drainage Plans directly to the Public Works Department prior to, or
concurrent with the Building permit application. Said application shall include the
following:
a. Response Letter: Upon submittal of the required plans, the applicant shall provide an
itemized response letter verifying that all the Public Works Conditions of Approval
have been met or addressed.
b. Submittal Requirements: The checklist for the various plans required for submittal
can be found on the City's Website at City Services Public
Works Engineering►Land Development Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist for Grading and Drainage
ii. Checklist for Street Improvement Plans
iii. Street Dedication Requirements
2. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current (within the past 6 months) Preliminary Title Report.
3. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional right-of-
way to be granted in fee for public street purposes along the Almarida Drive frontage to
J:\LandDev\Conditions\Ping\Almarida Drive 601.docx Page 1 of 5
601'Almarida Drive(PRE2017-003)
accommodate ten foot of park strip and sidewalk, unless otherwise approved by the City
Engineer. The applicant shall submit the necessary documents for approval by the City
Engineer process the submittal with City staffs comments and fully complete the right-of-
way process. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
4. Soils Report: Upon submittal of the grading plans, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
5. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. Prior to occupancy, the design engineer shall provide written certification that the
development has been built per the engineered grading and drainage plans.
In addition, a plan review letter will be required of the Geotechnical engineer for the entire
grading and drainage system which should include but is not limited to a review of the
subsurface of the non-compacted biotreatment material that may have potential for
subsurface failure and surface failure due to vehicle loads.
6. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
7. State General Construction Activity Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm Water
Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the
filed Notice of Intent and SWPPP.
8. Storm Water Information: On the preliminary grading/utility plans show the amount, in
square footage, of:
a. Existing impervious area.
b. Proposed impervious area.
c. Proposed pervious area.
9. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and
the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the
project must include source control, site design and treatment measures to achieve
compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not
limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and
treatment devices. The primary objectives are to improve the quality and reduce the quantity
of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
J:UandDev\Conditions\Ping\Almarida Drive 601.docx Page 2 of 5
601 Almarida Drive (PRE2017-003)
Guidance Manual for Stormwater Quality Protection ("Start at the Source")by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source("Using Site Design Techniques")by BASMAA,2003.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development including
the types of stormwater controls to be used. The applicant shall submit preliminary sizing and
design showing stormwater controls meet the City's requirements.
Prior to issuance of any grading or building permits:
a. The applicant's designer or engineer shall submit the required certification indicating
that sizing, selection, and design of treatment BMP's for the project site has been
completed to meet the requirements of the City of Campbell's NPDES permit, No.
01-119,Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities"and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management facilities,
submit a complete set of as-built drawings to Public Works Engineering, and certify
on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified,including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
10. Trash Capture — Install trash capture inserts (KriStar FloGard or approved equal) in all on-
site storm drain catchbasins, and a full trash capture screen (StormTek ST3G or approved
equal) in the existing storm drain catchbasin along the Almarida Avenue and David Drive
frontage.
11. Plan Lines: During the formal submittal process, the applicant shall provide site plans
showing all the public improvements required, indicate area in square feet to be dedicated in
fee, all ramps and driveways to be shown retrofitted to meet ADA compliance. A
stormwater management plan along with all the C.3 Forms are required to be submitted to be
considered a complete application for Public Works.
12. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Utility locations shall not cause damage to any existing street trees. Where there are utility
conflicts due to established tree roots or where a new tree will be installed, alternate locations
for utilities shall be explored. Include utility trench details where necessary.
J:\LandDev\Conditions\Ping\Almarida Drive 601.docx Page 3 of 5
601 Almarida Drive (PRE2017-003)
13. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
14. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
15. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. Almarida Drive and David
Avenue have not been reconstructed or overlaid in the last 5 years. The pavement restoration
plan shall indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.
16. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to
issuance of any grading or building permits for the site, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be prepared by a
registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following,
unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers,poles, etc. outside of
sidewalk area. No private utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of all existing driveway approaches and necessary sidewalk, curb and
gutter.
d. Installation of any additional City approved street trees, at 30 feet on center.
e. Installation of City standard curb, gutter, sidewalk, park strip, curb ramps and ADA
compliant driveway approaches.
f. Installation of full trash capture device(StormTek ST3G or approved equal) in
existing storm drain inlet.
g. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
h. Installation of LED streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as necessary.
k. Submit final plans in a digital format acceptable to the City.
J:\LandDev\Conditions\Ping\Almarida Drive 601.docx Page 4 of 5
•
601 Almarida Drive (PRE2017-003)
17. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing
occupancy and/or final building permit signoff for any and/or all buildings, the applicant
shall have the required street improvements and pavement restoration installed and accepted
by the City, and the design engineer shall submit as-built drawings to the City.
18. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities
to serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas,
water,electric and all other utility work.
19. Additional Street Improvements: Should it be discovered after the approval process that new
utility main lines, extra utility work or other work is required to service the development, and
should those facilities or other work affect any public improvements, the City may add
conditions to the development/project/permit, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
20. Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall satisfy all the traffic mitigation measures outlined in the traffic impact
analysis.
21. Trash Enclosure Requirements:
a) NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the Permittee's
planning,building, development, or other comparable review,but not regulated by
Provision C.3, encourage the inclusion of adequate source control measures to limit
pollutant generation, discharge, and runoff. These source control measures should include
covered trash, food waste, and compactor enclosures.
b) Campbell Municipal Code 14.02.030 "Stormwater Pollution Control/
Requirements". The code states that no pollutants or water containing pollutants can be
discharged into the City's storm drain system. Trash enclosures contain pollutants. During
a rain event(or during general cleaning)water washes over and into roofless enclosures,
collecting pollutants and discharging to the City's storm drain system. Applicants are
required to show how new trash enclosures will not discharge pollutants into the storm
drain system. One possible method is to provide a sanitary drain in the trash enclosure.
c) West Valley Sanitation District (WVSD)the local sanitary sewer agency's authority and
standards: If a sanitary connection will be installed,WVSD requires a roof on the
enclosure.
J:\LandDev\Conditions\Ping\Almarida Drive 601.docx Page 5 of 5
Land Development Information sheet
Prepared by: MS APN: 279-30-043 Date: 9/28/17
Address: 601 Almarida Drive Lot size: 282,824(SF)
Any found records of building permits in last five years? Yes® (provide info below)No
Was permit issued? Yes El (provide info below)No❑
If yes: Permit Number: N/A Nature of work: N/A
If this project is part of a larger development(new subdivision,new townhomes)or commercial development,
skip A through D. Pre-application adding 60 apt units, 1500 SF clubhouse,pool deck,&facade
improvements to existing 180-unit market rate residential apt as density bonus project
A. Existing building area(SF): 282,824 SF B.Proposed additional area(SF): 43,499 SF
(Use the area from five years back)
C. Total area w/addition(A+B): 321,408 D.Percent increase(B/A): 13.6%
(if less than 50%,stop research)
Tract or Parcel Map: Tract#1250 (Tract#or book&page) Date recorded: Not Stated
Any found records of Storm Drain Area fee previously paid? Yes® (provide info below) No❑
(Fee initiated for residential subdivisions 4 8/15/55;all developments 4 5/16/60)
Sto n 1)Ni 'Nrea c: (area in acrcr ) X f et:iacr }
Within STANP? Yes El No ® (check one)
STANP property location Requirements: Curb❑ Gutter El Sidewalk El Rolled curb El None❑ N/A El
Existing improvements present? Curb® Gutter ® Sidewalk® Rolled curb El None❑
Sidewalk dimension(BOW to FOW): Almarida: 6.0'Park strip dimension(FOW to BOC): Almarida: N/A
David: 4.5' David: 4.5'
Driveway dimension(s):
Almarida: Southern D/W ADA compliant? Yes® No❑ N/A ❑
Ramp ADA compliant? Yes El No ❑ N/A
Almarida: Northern D/W ADA compliant? Yes® No El N/A ❑
Ramp ADA compliant? Yes❑ No ❑ N/A Ei
David: DAY ADA compliant? Yes® No❑ N/A ❑
Ramp ADA compliant? Yes❑ No® N/A ❑
Street ROW half width(CL to PL): Almarida: 30' Date that street had been resurfaced: Not Resurfaced
David: 30'
Street light info: JP❑ older pole® galvanized pole ® None❑
Water meter and sewer cleanout info: David: WM east of driveway: SCO not found
SD inlet and/or manhole(relation to frontage): SD Inlet where David and Almarida intersect
Electrical panel relocation? Yes❑ No® NA El
Overhead lines fronting property? David: Mona northern PL ®Yes ❑No
A.Roadway Classification: ®Arterial or Collector ❑Local
B.Commercial structure or subdivision of 5 or more? ®Yes ❑No
Utility undergrounding required? ❑Yes ®No
Provide details and attach pictures(8.5x11),assessors map(11x17),tract map,aerial map(8.5 x 11),and WVSD SD
system map(8.5x11)
601 Almarida Dr MS 9/26/17
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Page 1 of 4
601 Alma rida Dr MS 9/26/17
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Page 3 of 4
601 Almarida Dr MS 9/26/17
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http://sccgov.maps.arcgis.com/apps/webappviewer/index.html?id=ee7cd17bafdc4c1ead74e243b7ce8455 9/26/2017