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PD - 2003MEMORANDUM To: Ed Arango, Associate Engineer ~ ~ ~ Date: August 24, 2004 CVO `~ From: Stephanie Wilkey, Planner I Subject: 300 Orchard City Drive -Water Tower Place 1. A park impact fee of $5,635 per unit is due upon development of the site. Based on the development of 24 units, a total of $135,240 shall be paid to the City. Prior to recordation of the Final Subdivision Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 2. The applicant shall also submit a revised copy of the CC&R's for review and approval by the City prior to final map recordation that includes the following provision: • Provision to ensure that the tandem parking spaces will be grouped with the standard space in front of it and assigned to the same unit so that the tandem spaces will not have to be shared by more than one household. 3. Provide easements and/or access agreements to be reviewed and approved by the Community Development Director prior to the recordation of the Final Subdivision Map that provide for the following: • Permanent pedestrian access for residents of the project through the adjacent office development to the Light Rail Station platform entry point along the eastern and northern property line of Lot #1. The four-foot strip that is currently shown is insufficient and should be enlarged as delineated on the attached map. MEMORANDUM To: Stephanie Wilkey Planner I, Community Development Department From: Ja msley De ty City Clerk Date: Au~,u~t 6, 2003 Subject: Planned Development Permit (PLN 2002-146) -Regis Homes of Northern California, Inc. - 300 Orchard City Drive At a regular meeting of August 5, 2003 the City Council adopted Ordinance No. 2034 approving a Planned Development Permit (PLN 2002-146) to allow the development of 24 residential condominium units on property owned by Water Tower I, LLC, located at 300 Orchard City Drive, in a C-PD (Condominium/Planned Development) Zoning District. A certified copy of this Ordinance is attached for your records together with a copy of the letter written to Regis Homes of Northern California, Inc. in follow up to the City Council's action. A summary of this Ordinance will be published in the Campbell Express dated August 13, 2003. .oF~~AMA ~ ~~~ °~ ~~ ~ .. r ~: U ~~ ~,~r ~ ~, r ~' _ ~ F ~ c ARCH AµO CITY of CAMPBELL City Clerk's Office August 6, 2003 Regis Homes of Northern California, Inc. Attn: Paul Ring, Project Manager 393 Vintage Park Dr., Ste. 100 Foster City, CA 94404 Dear Mr. Ring: At the regular meeting of August 5, 2003, the City Council adopted the following Ordinance in regard to your project located at 300 Orchard City Drive, Campbell: Ordinance No. 2034 approving a Planned Development Permit (PLN 2002-146) to allow the development of 24 residential condominium units on property owned by Water Tower I, LLC, located at 300 Orchard City Drive in a C-PD (Condominium- Planned Development) Zoning District. A certified copy of the above mentioned Ordinance is attached for your records. Please be advised that the Ordinance becomes effective 30 days from the date of adoption. Should you have any questions in regard to the City Council's action, please do not hesitate to contact this office (866-2117) or Stephanie Willsey, Planner I, Community Development Department. Sincerely, Vim"`"`. ~ ~' ~~~ ~ ~~ Anne Bybee City Clerk Enc. cc. Water Tower I, LLC, 1690 Dell Avenue, Campbell HMH Engineers, 1570 Oakland Road, #200, San Jose, CA 95131 Stephanie Willsey, Planner I, Comm. Development Dept. 70 North First Street Campbell, California 95008.1423 ~['et 408.866.2117 Fnx 408.374.6889 • 'tn~ 408.866.2790 ORDINANCE NO. 2034 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN2002-146) TO ALLOW THE DEVELOPMENT OF 24 RESIDENTIAL CONDOMINIUM UNITS ON PROPERTY OWNED BY WATER TOWER I, LLC, LOCATED AT 300 ORCHARD CITY DRIVE IN A C-PD (CONDOMINIUM-PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. PAUL RING, ON BEHALF OF REGIS HOMES OF NORTHERN CALIFORNIA, INC. FILE NO. PLN2002-146. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council did find as follows with respect to application PLN2002-146: 1. The development of the proposed project will result in a use that is consistent with the Central Commercial General Plan land use designation. 2. The maximum density allowed under the General Plan without a density bonus is 27 units per gross acre. All housing developments containing five or more units (excluding the density bonus units) that designate two percent of the units for very low-income households are eligible for a density bonus of twenty-five percent. With a density bonus, the maximum density allowed for this site is 33.75 units per gross acre. The proposed project provides one unit (four percent) for very low-income households and three units for moderate-income households for a proposed density of 33.66 units per gross acre. 3. All condominium developments in the City are required to be located within a C-PD (Condominium-Planned Development) Zoning District. The proposed residential condominium project is consistent with the C-PD Zoning District. 4. The proposed project is consistent with the Downtown Development Plan goals of revitalization and providing affordable housing units. The requirement of providing 15 percent affordable units is being met by the inclusion of three units for moderate-income households. 5. The project plans illustrate one four-story building with parking on the first floor and living area on the three floors above. The unit mix consists of four (4) one-bedroom units, eighteen (18) two-bedroom units and two (2) three-bedroom units. 6. The existing property and improvements consists of the former George Hyde Company/Sunsweet Growers facility, built between 1892 and 1909, that is listed on the City of Campbell's Historic Resource Inventory. City Council Ordinance PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 2 7. The project consists of a new 52,140 square-foot building, with a building coverage of 60%, landscaping coverage of 32010 and paving coverage of 8°Io. 8. The project has a Floor Area Ratio (FAR) of 1.77. 9. The project provides two spaces per unit for a total of 48 parking spaces. 10. Land uses surrounding the project site include office to the north and east, a public parking garage to the south and single-family residences to the west. 11. The proposed project provides a total of 12,017 square feet of open space, with 9,598 square feet of common open space. 7,268 square feet of this common open space is located in the amphitheater. The project provides 2,419 square feet of private open space, with each unit having a private patio or deck. 12. The design of the building is compatible in scale with the existing on-site buildings, relates well with the surrounding residential neighborhood, is well articulated and utilizes high quality building materials. 13. A Mitigated Negative Declaration has been prepared for this project concluding that there are no significant unmitigated impacts associated with this project, pursuant to the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property. 4. The development will be compatible with the Zoning Code of the City. 5. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. City Council Ordinance PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 3 8. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. The City Council of the City of Campbell does ordain as follows: SECTION ONE: That this Ordinance be adopted to approve a Planned Development Permit (PLN2002-146) to allow the construction of 24 residential condominium units on property owned by Water Tower I, LLC, located at 300 Orchard City Drive, together with the attached Exhibit "A" (Conditions of Approval), Exhibit "B" (Project Plans) and Exhibit "C" (Map of Said Property). SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage and adoption and shall be published, one time within fifteen (15) days upon passage and adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this 5th day of August , 2003, by the following role call vote: AYES: COLTNCILMEMBERS: Watson, xennedy, Dean, Burr, Furtado NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None ABSTAIN: COUNCILMEMBERS: None VED: ~'~ APPRO Daniel E. Furtado, ayor ATTEST: Anne Bybee, City Clerk ~~lJ~^' ~,~~;~tasm~~~~, Two ~pit!IW. P~ ~ N TNtg ~t.t;tct.. FLLE ..,- nv~14E. CITY C~-Ef1~1C' ~31TY Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 1 NOW, THEREFORE, BE IT ORDAINED that the City Council approves a Planned Development Permit (PLN2002-146) to allow the construction of 24 residential condominium units on property owned by Water Tower I, LLC, located at 300 Orchard City Drive, in a C-PD (Condominium-Planned Development) Zoning District, subject to the following conditions: Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted to construct a 24-unit residential condominium project located at 300 Orchard City Drive. The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: a. Project plans prepared by Seidel/Holzman Architects and dated as received by the Planning Division on June 18, 2003, including a grading and drainage plan, landscape plan, site plan, floor plans, unit plans and building elevations. b. Color/material board submitted by Seidel/Holzman Architects. c. Tentative Subdivision Map prepared by HMH Engineers and dated as received by the Planning Division on April 10, 2003. 2. Permit Expiration: The Planned Development Permit is valid for a period of two years from the date of final City Council approval. A building permit must be obtained within this two- year period or the Planned Development Permit shall be void. 3. Tentative Subdivision Map: The Planned Development Permit approval is contingent upon recordation of the Final Subdivision Map to divide the subject property. The Final Subdivision Map shall be recorded prior to the issuance of building permits. 4. Park Impact Fee: A park impact fee of $5,635 per unit is due upon development of the site. Based on the development of 24 units, a total of $135,240 shall be paid to the City. Prior to recordation of the Final Subdivision Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. Exhibit A -Conditions of ~,~,proval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 2 5. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for approval by the Community Development Director and City Attorney, prior to the recordation of the Final Subdivision Map, which provide for: a. Formation of a Homeowner's Association to ensure the long-term maintenance of buildings and property. b. Continued architectural controls to ensure the architectural integrity of the project. c. Definition of common areas to be maintained and provision of maintenance for these areas. d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs to be repaired, repainted, and/or replaced as necessary. e. Provision to provide on-going maintenance of the required landscaping for the project. f. Provision to ensure on-going maintenance of the art exhibit on the first floor in good condition. g. Provision for the availability of interior garage space for the parking of vehicles at all times. h. Provision to prohibit the use of parking spaces for storage purposes, including boats, trailers, and recreational vehicles. i. Provision to ensure that the tandem parking spaces will be grouped with the standard space in front of it and assigned to the same unit so that the tandem spaces will not have to be shared by more than one household. 6. Landscape Plan: The applicant shall submit four sets of a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include the following changes: a. The re-location of three Redwood trees and the removal of two Redwood trees within Hyde Park. b. The preservation of the three Chinese Pistache trees along the western property line within Hyde Park. c. The applicant shall provide decorative pavement including patterned concrete, pavers or brick within the podium/plaza areas. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director. Exhibit A -Conditions of A~,proval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 3 d. Landscape planters size and design on the podium level shall be subject to review by the Community Development Director. 7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site and within Hyde Park and shall contain specific information about the preservation of the trees during any grading or building on site. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site or within Hyde Park. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the dripline of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. 8. Affordable Housing, Unit: The applicant shall provide one very low-income housing unit within the project and shall meet all provisions of Chapter 21.62 of the Campbell Municipal Code. 9. Building Elevations Details and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director prior to the issuance of building permits. Project details include, but are not limited to, the following: a. Details regarding the color and materials of the building and architectural details. b. Window schedules for high quality windows and window treatments. c. High quality materials throughout the project. 10. Art in Private Development: The applicant shall submit a formal proposal for the permanent art exhibit to be displayed in the exhibit corridor on the first floor of the project. The proposal shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project, unless a time extension is approved in writing by the Community Development Director. 11. Maintenance of Private Art Exhibit: The applicant shall maintain the art exhibit and exhibit corridor in good condition at all times during the life of the project. 12. Parking and Driveways: All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code and the approved project plans. 13. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. 14. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 4 shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 15. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E transformers and San Jose Water Company back-flow preventers, indicating the location of the facilities and screening (if the facilities are above ground) for approval by the Community Development Director. 16. On-site li htg_in~: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. 17. Construction Mitigation Measures: The following practices should be followed during all phases of site preparation and construction activities: a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. b. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street so that the contractor can be made aware of noise complaints. g. Construction equipment, vehicles, and workers associated with the development of the project shall not be permitted to park on any residential streets. 18. Easements: Provide easements and/or access agreements to be reviewed and approved by the Community Development Director prior to the recordation of the Final Subdivision Map that provide for the following: Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 5 a. Permanent pedestrian access for residents of the project through the adjacent office development to the Light Rail Station platform entry point along the eastern and northern property line of Parcel 1. b. Permanent joint use easement, or equivalent, for the existing amphitheatre open space to be shared by the residential and office development. 19. Construction Staging Plan: Prior to the issuance of grading or building permits for the project, the applicant shall submit a site plan and narrative description indicating the location, length of time and details of construction staging. The construction staging plan shall be subject to review and approval by the Community Development Director and the Public Works Director. Building Division: 20. Permits Required: A building permit application shall be required for each proposed new living unit/structure. The building permit shall include Electrical/plumbing/Mechanical fees when such work is part of the permit. 21. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 22. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 23. Plan PreQaration: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 24. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. 25. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation corner locations 26. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well. Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 6 27. ~ecial Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 28. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" by 36") is available at the Building Division service counter. 29. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 30. Approv_ als Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Bay Area Air Quality Management District (Demolitions Only) d. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To Determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. 31. Archaeological & PaleontologLcal Resources: If archaeological or paleontological resources are encountered during excavation or construction, construction personnel shall be instructed to immediately suspend all activity in the immediate vicinity of the suspected resources and the City and a licensed archeologist or paleontologist shall be contacted to evaluate the situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery and make any necessary recommendations to evaluate the find under current CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring program to the City for review and approval prior to the continuation of any on-site construction activity. 32. Human Burial or Skeletal Element Discovery: In the event a human burial or skeletal element is identified during excavation or construction, work in that location shall stop immediately until the find can be properly treated. The City and the Santa Clara County Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 7 Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify the Native American Heritage Commission who would identify a "Most Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction with the project sponsor, shall formulate an appropriate treatment plan for the find, which might include, but not be limited to, respectful scientific recording and removal, being left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner. 33. Design-Specific Geotechnical Analysis: Prior to issuance of building permits for the project, a registered geotechnical engineer shall prepare adesign-specific geotechnical analysis, and all recommendations of the analysis shall be incorporated into the project's final engineering design to minimize the damage from seismic shaking. The project sponsor shall use standard engineering techniques and conform to the requirements of the Uniform Building Code to reduce the potential for seismic damage and risk to future occupants. 34. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 35. Short-term Air Qualm Mitigation Measures: The following practices should be followed during all phases of site preparation and construction activities: a. Use dust-proof chutes for loading construction debris onto trucks. b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the wind. c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). g. Install erosion control measures to prevent runoff from the project site. PUBLIC WORKS DEPARTMENT Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 8 36. Tentative Map: The applicant shall submit a tentative map for review by the City. The current application processing fee is $3,723.00. 37. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a final map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,600.00 plus $25 per lot. 38. Condominium Plan: Prior to issuance of the first certificate of occupancy for the project, the applicant shall submit a Condominium Plan for review and approval by the City. 39. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a current Preliminary Title Report. 40. Easements: Upon recordation of the final map, the applicant shall cause easements to be recorded for utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. as necessary. 41. Monumentation for Final Man: Prior to recordation of the final map, the applicant shall provide security for setting all monuments shown on the map. 42. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 43. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 44. Utilit~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 of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous five years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 45. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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. 46. Grading and Draina eg_Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 9 47. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Mana eg ment Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. 48. Demolition: Prior to recording the final map, the applicant shall obtain a Demolition Permit and remove any improvements as necessary. 49. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the applicant shall submit a lot line adjustment application for approval by the City Engineer to resolve any encroachments as necessary. The current application processing fee is $635.00. 50. Vacation of Public Street and Easements: Prior to recordation of the final map, the applicant shall submit a vacation of excess right-of-way application for approval by the City Engineer. The current application processing fee is $635.00. 51. Hyde Park Improvements: Prior to recordation, the applicant shall cause plans and specifications, prepared by a landscape architect to be submitted for review and approval by the Public Works Director for constructing certain improvements necessary to reconfigure the southerly end of the park and shall include the following: a. Removal and replacement of landscaping, including trees, as approved by the Public Works Director. b. Construction of conforms to existing public and private improvements, as necessary. 52. Street Improvements: Upon recordation of the final map, 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 fee for anon-utility encroachment permit is $260.00. The plans shall include the following: First Street A~acent to the Development a. Removal of existing sidewalk and approaches and curb and gutter, as necessary as determined by the City Engineer. b. Construction of new curb, gutter, sidewalk, tree wells, and ADA compliant driveway approaches. c. Removal of existing street trees and installation of new street trees and irrigation at approximately 40' on center, as approved by the City Engineer. Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page l0 d. Protection, relocation, and/or installation of underground utilities including street lighting conduits, PG&E, telephone, cable TV and related facilities as necessary. e. Construction of conforms to existing public and private improvements, as necessary. FIRE DEPARTMENT 53. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and shall mot be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Division all applicable construction permits. 54. Required Fire Flow: The fire flow for this project is 4,500 gpm at 20 psi residual pressure. As an automatic fire sprinkler system will be installed, the fire flow has been reduced by 75% establishing a required adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 55. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM or, in excess of two stories or 35 feet in height, shall be protected throughout by an automatic fire sprinkler system, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. To increase fire safety construction and access mitigation, fire sprinklers within the attic areas are also required. 56. Public Fire Hydrant(s) Required: Provide one public fire hydrant at a location to be determined by the Fire Department and San Jose Water Company. Hydrant(s) shall have a minimum single flow of 1,500 GPM at 20 psi residual, with spacing not to exceed 250 feet. Prior to applying for building permit, provide civil drawings reflecting all fire hydrants serving the site. To prevent building permit delays, the developer shall pay all required fees to the water company as soon as possible. 57. Private On-Site Fire Hydrant(s) Required: Provide one private on-site fire hydrant(s) installed per NFPA Standard #24, at location(s) to be determined by the Fire Department. Maximum hydrant spacing shall be 250 feet, with a minimum flow of 1,000 GPM at 20 psi residual pressure. The location of the on-site hydrant shall be located at the southeast corner of the building near the terminus of the EVA. 58. Timin og f Required Water Supply Installations: Installation of required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department prior to the start of framing or delivery of bulk combustible materials. Building permit issuance may be withheld until installations required installations are completed, tested and accepted. Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 11 59. Fire HXdrant Location Identifier: Prior to project final inspection, the general contractor shall ensure that an approved "Blue Dot" fire hydrant location identifier has been placed in the roadway, as directed by the Fire Department. 60. On-Site Private Fire Service Mains and/or H d~rants: Installation of private fire service mains and/or fire hydrants shall conform to National Fire Protection Association (NFPA) Standard #24 and Fire Department Standard Details and Specification W-2. If the supply piping is "combined" (sprinkler system and hydrants) a U.L. approved 4-way FDC shall be provided. A separate installation permit from the Fire Department is required. 61. Hose Valves/Standpipes Required: Building three stories or more in height, or where emergency access has been deemed minimal, shall be equipped with standpipes designed per NFPA Standard #14. Standpipes (with hose valves with 2 '/z inch NST fittings) shall be provided at the (1) northwest corner of the building at grade, (2) on podium courtyard, (3) northeast corner of the building at grade, and (4) inside the parking garage as noted on current plans or at stairwell area or any centrally accessed area where 150 feet hose reach to all portions of the parking garage is afforded. 62. Emergency Gate Access Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be Fire Department approved prior to installation. 63. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle access shall be identified in accordance with Fire Department Standard Details and Specifications A-6 and Local Government Standards. 64. Fire Department Key Box Required: The building shall be equipped with a permanently installed emergency access key lock box (Knox), conforming to Fire Department Standard Detail Specification Sheet K-1. At time of final inspection, access keys shall be provided to the Fire Department. 65. Location of Required Fire Protection System(s) Equipment: Proposed locations for fire hydrants, fire sprinkler system(s) control valves (PIV/OS & Y), fire department connections (FDC) and fire alarm equipment shall be coordinated with the Fire Department and the project planners, prior to design. 66. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their backgrounds. 67. Landscape Plans: Future landscape plans for the project shall reflect that trees located within ten feet of the building shall not interfere with the required ladder rescue access to the bedroom windows. Shrubs, hedges and ground cover should only be permitted in these areas. Exhibit A -Conditions of Approval PLN2002-146 - 300 Orchard City Drive -Planned Development Permit Page 12 68. Ladder Access: Ladder rescue access to the third floor only via ground ladders at the front and rear is required. Ground ladders to the North and South podium/patio levels with 14-foot ladder access to the third floor windows from the patio is allowed. REDEVELOPMENT AGENCY 69. Affordable Housing Units: Prior to issuance of building permits, the applicant shall execute an Owner Participation Agreement with the Redevelopment Agency to provide for cost sharing to provide three moderate-income below market rate housing units.