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Admin PD - 2008o~ . cgyA ~~~ e~ 0 o CITY OF CAMPBELL • PLANNING COMMISSION a s~ ~~ Staff Report • June 10, 2008 •~R~H ARC, ITEM N0.2 PLN2008-78 Public Hearing to consider the application of Allana Buick &Bers for the Allana Buick & Housing Authority of the County of Santa Clara, for an Administrative Bers for the Planned Development Permit (PLN2008-78) for a minor modification to a Housing previously approved Planned Development Permit (1979) for an existing 200 Authority of the unit senior housing development (Rincon Gardens) located at 400 W. Rincon County of Santa Avenue to allow for a comprehensive exterior renovation/rehabilitation of the Clara exterior facade, a new 936 sq. ft. covered walkway adjacent the dining room area, and a remodel and 669 square foot expansion to the interior common areas, located at 400 W. Rincon Avenue in the PD (Planned Development) Zoning District). STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving the Administrative Planned Development Permit (PLN2008-78) for a minor modification to a previously approved Planned Development Permit (1979) for an existing 200 unit senior housing development (Rincon Gardens) located at 400 W. Rincon Avenue (reference Attachment 3, Location Map) to allow for a comprehensive exterior renovation/rehabilitation of the exterior facade, a new 936 sq. ft. covered walkway adjacent the dining room area, and a remodel and 669 square foot expansion to the interior common areas (reference Attachment 4, Project Plans), subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to the restoration of deteriorated structures. PROJECT DATA Gross Lot Area: Net Lot Area: Current Project Density Building Coverage: Landscape Coverage: Paving Coverage: 4.80 acres 209,283 square feet (Parcel No.: 305-29-00$) 4.33 acres 188,615 square feet 200 units @ 41.7 units per gross acre 37% 71,137 square feet 31 % 57,725 square feet 32% 59,753 square feet Site Utilization Floor Area Ratio (FAR): .37 FAR Staff Report -Planning Commission Meeting of June 10, 2008 PLN2008-78 - 400 W. Rincon Avenue Pale 2 of 8 Specifications of the existing 200 apartment units are as follows: Unit T e Type "A" T e "B" Type "C" Type "D" Total Area 628 s . ft. 628 s . ft. 827 s . ft. 1,047 s . ft. No. of Bedrooms 1 1 2 2 No. of Units 112 48 9 1 Building Height: 30' to 35' (3 stories) Building Height Maximum: 40' (3 stories) Open Space Provided: 289 sq. ft. of common open space per unit Open Space Required: 300 sq. ft. per unit Parking Provided: 78 spaces - 62 standard, 7 compact and 9 accessible (.37 spaces per unit) Parking Required: 66 spaces - 3 spaces per senior housing unit Interior Improvements/Expansion: Existing: Proposed: Dining Room: 3,561 sq. ft. 3,561 sq. ft. Central Kitchen: 1,291 sq. ft. 1,291 sq. ft. Public Space/Lobby: 2,919 sq. ft. 3,588 sq. ft. (+699 sq. ft.) Tenant Services; 4,592 sq. ft. 4,592 sq. ft. Offices, Water Closets, Showers: 1,088 sq. ft. 1,088 sq. ft. Electrical/Mechanical Room: 127 sq. ft. 127 sq. ft. Total: 13,578 sq. ft. 14,247 sq. ft. (+699 sq.ft.) Surrounding Uses: North: Residential, P-D (Planned Development) South: School, P-F (Public Facilities) East: Residential, PD and R-1-6 (Planned Development/Residential) West: Park PF/OS (Public Facilities/Open Space) Staff Report -Planning Commission Meeting of June 10, 2008 PLN2008-78 - 400 W. Rincon Avenue Page 3 of 8 DISCUSSION Applicant's Proposal: The applicant is requesting approval of an Administrative Planned Development Permit for a minor modification to a previously approved Planned Development Permit (1979) for an existing 200 unit senior housing development (Rincon Gardens) located at 400 W. Rincon Avenue (reference Attachment 3, Location Map) to allow for a comprehensive exterior renovation/rehabilitation of the exterior facade, a new 936 sq. ft. covered walkway adjacent the dining room area, and a remodel and 669 square foot expansion to the interior common areas (reference Attachment 4, Project Plans). Rincon Gardens has extensive, interior community room space including a lobby area, meeting rooms, library, large multi-purpose room/music room, dining room and crafts room. One of the goals of the rehabilitation is to renovate the community rooms for more use by the tenant, and better coordinate the use of these spaces with enhanced resident services. A facade upgrade, minor addition and interior improvements would typically be approved via an Administrative Site and Architectural Permit; however, due to the extensive scope and cost of the project ($9-$10 million dollars), the Community Development Director has referred the project to the Planning Commission for review and consideration. Back round: Rincon Gardens was built in 1982 as a traditional public housing project designed for seniors living independently (reference Attachment 5, Site Photos), financed exclusively by the U.S. Department of Housing and Urban Development (HUD) for ownership and management by the Housing Authority of the Count of Santa Clara (applicant). Approximately two years ago, while replacing dry-rotted deck boards on exterior balconies, extensive dry rot and termite damage was discovered in the interior framing on the west side of the building. Since then, the applicant has been investigating various methods to finance a comprehensive rehabilitation of the entire facility, the cost of which would exceed the annual capitol improvement funding available from HUD. Project Scope: The proposed rehabilitation project includes replacing all exterior aluminum framed windows with energy efficient, doubled-glazed vinyl windows, replacing exterior doors, and replacing any and all dry rot and/or termite damaged framing in the exterior walls, and then replacing exterior siding as appropriate after this work. It is very likely the repair and replacement of damaged framing and the replacement of windows would require replacing the entire existing stucco siding with new, moisture resistant fiber cement siding. The proposed rehabilitation, including the roof replacement, therefore proposes to repair and replace the entire exterior envelope of the building, thus ensuring the long-term structural integrity of the building and resulting in significant energy savings and efficiencies. The project also includes the interior renovation of dwelling units, including new appliances, flooring and bathroom fixtures. No additional units or changes in unit size are planned as part of the rehabilitation project. In addition, the centralized hot water, heating and ventilating system for both the dwelling units and the common areas will be upgraded and/or replaced. The project is proposing to include a new design, renovation and re-painting of the common areas. Staff Report -Planning Commission Meeting of June 10, 2008 PLN2008-78 - 400 W. Rincon Avenue Page 4 of 8 There is one main entrance to the building providing direct access to a central corridor through which the interior common areas and community rooms are accessed. Access to the apartment units, configured around two interior courtyards located on each side of the "central corridor" of community rooms, is by way of elevators and double-loaded hallways running through the building. Common areas include the front lobby area, the manager's and assistant manager's offices, common area meeting rooms including a library, a crafts room, a meeting room/music room, a beauty parlor, a computer room and a large dining room. The dining room is equipped with acommercial-style kitchen. While the rehabilitation project does not include changing the size or unit configuration of the actual housing units. Design changes and upgrades are planned for the community spaces aimed at improved service delivery for the residents. The goals of the rehabilitation project are primarily to extend the life of the building through repair and replacement of the exterior building envelope, which will stop the deterioration of structural framing, improve energy efficiencies and reduce operating costs, as well as improve the quality, appearance and functionality of common areas, in addition to upgrading the apartments. The needs of senior residents would be much better served with the planned renovation of community space available inside the building. The rehabilitation would also upgrade the facility to meet all current Americans with Disabilities Act requirements. Financing and Schedule: The comprehensive rehabilitation of Rincon Gardens would be financed through the acquisition and rehabilitation of the property by a single asset, tax credit limited partnership. The applicant was notified by letter on September 26, 2007 that HUD approved an application for the disposition and sale of Rincon Gardens. Included in the HUD approval is a requirement that no current resident of the facility is to be displaced during or as a result of the rehabilitation project, and that the current, 100% Very Low Income affordability of the facility must be preserved. The timeline imposed by HUD (that the rehabilitation project should be complete by September 2009), as well as the tax credit financing for the project (that the rehabilitation must be complete by December 31, 2009, in order to qualify for the financing), requires an extremely rigorous construction schedule considering the scope of the proposed rehabilitation. In order to meet both HUD's and the tax credit financing requirements for this project, it is extremely important that construction begin by early September this year, and take no longer than 12 months to complete (HUD's) deadline), and in no case longer than 16 months (tax credit deadline of December 31, 2009). The applicant realizes this schedule is very aggressive. As such the applicant has worked diligently to develop a design scheme that improves upon the existing building aesthetic and beautifies the Rincon Avenue neighborhood. The project would be financed in part by the syndication of federal and state tax credits, with Avenida Espana, HDC, inc., a (501)(c)(3) nonprofit corporation affiliated with the applicant, serving as the General Partner of the single asset, tax credit limited partnership that has been formed to assume ownership of the property. While the limited partnership will own the building, under the affordability restrictions required by the California Tax Credit Allocation Committee's Regulatory Agreement (discussed below), the applicant will retain ownership of Staff Report -Planning Commission Meeting of June 14, 2008 PLN2008-78 - 400 W. Rincon Avenue Page 5 of 8 the land. The applicant would enter into a 55-year ground lease, at a rate of $1 per year, with the new limited partnership; Rincon Associates L.P. This concessionary lease is coupled with a sales agreement, at Fair Market Value, for the building and other improvements. In exchange for the concessionary lease rate, the applicant would have an option to buy the partnership's interest in the property after the 15-year affordability compliance period of the tax credit program has expired. The applicant intends to extend the long term affordability of Rincon Gardens long after the 15-year tax credit affordability requirements expire. The applicant's option to purchase the property reduces any danger of losing affordability at Rincon Gardens after the 15-year tax credit compliance period. Construction is scheduled to commence in early September 2008, with a completion date of December 31, 2009 (reference Attachment 6, Construction Schedule). This aggressive schedule is driven by project financing. If the construction dates are not met, the applicant would be in default of the financing requirements, and funds targeted for the required renovations and repairs would be eliminated by the financing partners. Affordability: As a traditional public housing project, eligibility for residence at Rincon Gardens is restricted to seniors earning less than 50% of Area Median Income (AMI). Residents pay 30% of their adjusted monthly income for rent, resulting in an average, actual tenant-paid rent of less than $300 per month. This 100% Very-Low Income deep affordability would be preserved after the acquisition and rehabilitation primarily through the award of HUD-funded, Project-Based Section 8 Vouchers assigned to each of the existing residents. The Section 8 rent subsidy program requires incomes below 50% of AMI to qualify, and subsidizes the difference between Fair Market Rent payment standard of the Section 8 program (currently at $1,183 for 1BD and $1,422 for 2BD apartments) and 30% of the tenant's adjusted monthly income. This means that actual tenant-paid rent will be identical to the public housing rent structure after the acquisition and rehabilitation of the facility by a tax credit limited partnership. Project Location: The project site is a single parcel totaling 4.8 gross acres. The subject property is located on the south side of W. Rincon Avenue, between Dot Avenue and Milton Avenue. The proposed project site is currently developed with an existing 200 unit, affordable senior apartment complex located at 400 W. Rincon Avenue. Residential, school and park uses surround the project site. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Medium Density Residential (14-20 units per gross acre). The density of the proposed project is 41.7 units per gross acre, which exceeds the density currently allowed under the General Plan land use designation. This existing 200 unit apartment complex was legally constructed in 1979 and this project does not increase the number of units, therefore the project is existing nonconforming. Staff Report - Plaruung Conunission Meeting of June 10, 2008 PLN2008-78 - 400 W. Rincon Avenue Page 6 of 8 The proposed project complies with the following General Plan Land Use Element Strategies, Policies and Goals: Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Strategy LUT-7.2n: Consistency With Plans: Ensure that new development and substantial remodeling projects are consistent with Specific Plans, Area Plans, City Standard Details, and adopted Streetscape Standards to create a cohesive design. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Policy LUT-10.1: Landscaping: Encourage the retention and planting of landscaping to enhance the natural and built environment. Goal H-l: Housin~Neighborhood Conversation: Maintain and improve the quality of existing housing and residential neighborhoods in Campbell. Policy H-2.1: Preservation of Affordable Housing: Preserve the existing stock of affordable housing through Campbell regulations as well s financial and other forms of assistance. Zoning Desi ation: The subject property is zoned PD (Planned Development). The proposed project is consistent with the zoning designation in that it is consistent with the underlying land use of the General Plan as noted above. Site Layout and Architecture: This existing apartment complex is organized in basically two squares around landscaped courtyards. The development is two to three stories in height and is a simple and traditional building form that includes gable roof elements, some upper story balconies, standard residential windows and a store front glass lobby entrance. Existing finishes include: stucco exterior, composition shingle roofing and bronze aluminum windows and store front. The proposed exterior upgrades include: all new building exterior to include stucco and hardie siding (ivory, and light and medium muted green); new 50-year composition shingle roofing (mottled dark charcoal); new aluminum frame windows, sliding glass doors and lobby store front (white), new decking (non-wood product) and new vinyl fabric awnings (ivory, orange and gray). Reference Attachment 4, Project Plans and Color Board (board to be presented at SARC meeting). Trees/Landscapin :This existing apartment complex is a "garden apartment" development with perimeter and interior courtyard landscape areas in various states of upkeep. The applicant has submitted landscape plans that indicate the retention of all existing trees, Staff Report -Planning Commission Meeting of June 10, 2008 PLN2008-78 - 400 W. Rincon Avenue Page 7 of 8 provide tree protection notes and include a planting plan to replace existing landscaping (reference Attachment 4, Project Plans, Sheets L2 and L3). Parkin A total of 78 parking spaces will be provided: 62 standard, 7 compact and 9 accessible. Given 200 senior apartment units, this provides .37 spaces per unit. The CMC requires one parking space for every three senior housing units, or .33 parking spaces per unit. The parking provided therefore exceeds the CMC requirement. Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application on May 27, 2008 and supported the staff recommendations as follows: 1. The applicant wishes to have a translucent awning material over upper story decks. The proposed awning material is ivory, orange and gray vinyl fabric. Consider a more durable alternative material and color scheme. 2. This project is highly dependent on a .strict financing strategy; therefore staff solicited early input from Building, Fire and Public Works regarding project issues which are typically handled as building permit conditions and may have a fiscal impact on the project. The following comments and conditions have been received to date and the applicant should investigate these items further (further investigation notes added in italics): a. Building: Due to the inclusion of the complete removal of the exterior finish of the building, the Building Department shall require lateral design review. Also, due to a project valuation exceeding $120,000, the Building Department shall require full compliance with State Disabled Access requirements. After the SARC meeting, the applicant met with the Building Official to review lateral design review and compliance with State Disabled Access requirements. b. Fire: This project is subject to the jurisdiction of the State Fire Marshall. A review and/or upgrade of the fire alarm system may be required. Also, Chapter 5, Access, review and/or upgrades may be required. Conditions issued by Fire after the SARC meeting are included in the conditions of approval. c. Public Works: The interface with the park, ADA driveway compliance and C3 (storm water treatment and management) shall be reviewed and may require upgrades. Upon further view with Public Works, only ADA driveway compliance was required as a project condition. d. Planning: Supply a landscape maintenance plan; a residents outreach plan for construction notification; plans for any upgrades to exterior light fixtures, outdoor furnishing, bike racks, etc.; specifications for new paint for the Staff Report -Planning Con..~iission Meeting of June 10, 2008 PLN2008-78 - 400 W. Rincon Avenue Pale 8 of 8 security gates and. upper balcony rails; and, verification that all window- installed AC units shall be removed. All added as conditions of approval. Attachments: 1. Findings for Approval of File No. PLN2008-78 2. Conditions of Approval for File No. PLN2008-78 3. Location Map 4. Project Plans, dated May 9, 2008. Color and Material Board on file. 5. Site Photos 6. Project Schedule Prepared by: Ja ie C. Young Lind, AICP, Acting Community Development Director Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2008-78 (ADMINISTRATIVE PLANNED DEVELOPMENT PERMIT) SITE ADDRESS: 400 W. Rincon Avenue APPLICANT: Allana Buick & Bers for the Housing Authority of the County of Santa Clara P.C. MEETING: June 10, 2008 Findings for Approval for an Administrative Planned Development Permit for a minor modification to a previously approved Planned Development Permit (1979) for an existing 200 unit senior housin development (Rincon Gardens) located at 400 W. Rincon Avenue to allow for a comprehensive exterior renovation/rehabilitation of the exterior facade, a new 936 sq. ft. covered walkwayadjacent the dining room area, and a remodel and 669 square foot expansion to the interior common areas, located at 400 W. Rincon Avenue. The Planning Commission finds as follows with regard to file number PLN2008-78: 1. The density of the existing 200-unit apartment complex is 41.7 units per gross acre, which exceeds the density currently allowed under the General Plan land use designation. This existing 200 unit apartment complex was legally constructed in 1979 and this project does not increase the number of units, therefore the project is existing nonconforming. 2. The proposed project is consistent with the Planned Development Zoning Ordinance in that it is consistent with the underlying land use of the General Plan as noted above. 3. The subject property is located on the south side of W. Rincon Avenue, adjacent to John D. Morgan Park and the Campbell Junior High School, and also is surrounded by residential uses. 4. The project includes a comprehensive exterior renovation/rehabilitation of the exterior facade, a new 936 sq. $. covered walkway adjacent the dining room area, and a remodel and 669 square foot expansion to the interior common areas. The site provides a total of 78 parking spaces, where b6 spaces are required. 6. The proposed project would result in a total building coverage of 37%, landscaping coverage of 31%, and paving coverage of 32%. 7. The proposed project will have an overall floor area ratio of 0.37. 8. The conceptual landscape plan shows the retention of all existing trees, provides tree protection notes and includes a planting plan to replace the existing landscaping. 9. The project qualifies as Categorically Exempt under Section 15303, Class 1 of the California Environmental Quality Act (CEQA). Attachment # 1 Page 2 of 2 Based upon the foregoing findings of fact, the Planning Commission 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 increase the nonconformity of the residential density. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-78 SITE ADDRESS: 400 W. Rincon Avenue APPLICANT: Allana Buick & Bers for the Housing Authority of the County of Santa Clara P.C. MEETING: June 10, 2008 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, 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. Declaration of Acceptance of All Conditions: Within thirty (30) days of the Planning Commission approval, the applicant shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed Administrative Planned Development Permit shall not be valid for any permits sought from the City. 2. Approved Protect: Approval is granted for a minor modification to a previously approved Planned Development Permit (1979) for an existing 200 unit senior housing development (Rincon Gardens) located at 400 W. Rincon Avenue to allow for a comprehensive exterior renovation/rehabilitation of the exterior facade, a new 936 sq. fI. covered walkway adjacent the dining room area, and a remodel and 669 square foot expansion to the interior common areas,. The project shall substantially conform to the project plans stamped as received by the Community Development Department on May 9, 2008 except as may be modified by the conditions of approval herein.* • Planning sign off is required to prior to Building Permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. • Approval of Construction Details. Construction details on the final building set shall be subject to the review and approval of the Community Development Director for quality assurance. Specific details shall include, but not be limited to: specifications for any upgrades to exterior light fixtures, outdoor furnishing, bike racks, etc.; new paint for the security gates and upper balcony rails; and, a verification note that all window-installed AC units shall be removed. Attachment #2 Page 2 of 6 Administrative Planned Development Permit Approval Expiration: The Administrative Planned Development Permit approval shall be valid for one year from the date of final approval. Within this one-year period a building permit must be obtained and construction completed one year thereafter or the use must be established on the property and all conditions of approval fulfilled (if no building permit is required). Failure to meet these deadlines will result in the Administrative Planned Development Permit being void. 4. Landscape Plan: The applicant shall submit two (2) 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 plan shall show the location of the 36 inch box Chinese Pistache. The landscape and imgation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). Landscaping shall be designed to minimize irrigation and runoff, promote surface infiltration where appropriate, and minimize the use of fertilizers and pesticides that can contribute to stormwater pollution. 5. Landscape Maintenance Plan: The applicant shall submit a Landscape Maintenance Plan prior to building permit final. 6. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section 21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. 7. Compliance with Other Re ulations: The applicant shall comply with other state, county, and city ordinances that pertain to the proposed project and where they are conducted. 8. On-Site Li hting: 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 installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 9. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall provide the location of such vents on the building plan elevations and roof plans, to the satisfaction of the Community Development Director, prior to issuance of a building permit. 10. Construction Activities: The applicant shall abide by the following requirements during construction: 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. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. c. Unnecessary idling of internal combustion engines shall be strictly prohibited. Attachment #2 Page 3 of 6 d. 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. e. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. 11. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. 12. Residents Outreach Plan: The applicant shall submit a Residents Outreach Plan for construction notification prior to issuance of a building permit. Building Division: 13. Permits Required: A building permit application shall be required for the proposed change in use in an existing commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 15. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 16. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 17. 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 comprehensive parking details. 18. Special 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. 19. Non-Point Source: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 20. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. Santa Clara County Fire Department Attachment #2 Page 4 of 6 21. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 22. Intent to Occupy During Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 23. Construction Fencing: This project shall require a construction staging plan to describe how construction will be handled. Public Works Department: 24. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory proof of ownership. 25. Street Improvements: 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 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. Removal of existing curb ramp. e. Installation of City standard ADA compliant driveway approaches. f. Installation ADA compliant curb ramp. g. Installation of City approved street trees and tree wells, as required by the City Engineer. h. Installation of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. j. Submit final plans in a digital format acceptable to the City. Attachment #2 Page 5 of 6 26. Maintenance Agreement: Prior to issuance of building permits for the site, the applicant shall execute a maintenance agreement, prepared by the City, agreeing to maintain, repair and/or replace, as required, the existing concrete/masonry wall located between the City park and the owner's private property. 27. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 28. 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. 29. 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. 30. 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. 31. 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. Rincon Avenue has 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. 32. 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. 33. 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. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Attachment #2 Page 6 of 6 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 Cruidance 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. 34. 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 installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. Fire Department: 35. Construction Tyge: Design review of exterior rehabilitation/remodel and 669 square feet of interior common space for an existing 200 unit multi-story senior housing development. (maximum height 3 stories). New windows and doors will be installed throughout the complex. Plans indicate that the complex is fully sprinklered. Plans indicate that original construction type was Type V 1 Hour. Revised squared footage is indicated as 181,617. 36. Required Permits: Review of this Development proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 37. Require Fire Flow: The fire flow for this project is 7,750 gpm at 20 psi residual pressure. As a fire sprinkler system is installed, the required fire flow has been reduced by 50% to 4,000 gpm at 20 psi residual. The adjusted fire flow is available from area water mains and fire hydrants} which are spaced at the required spacing. 38. On-Site Hydrants: This complex appears to have on-site hydrants. Plans indicate that any proposed changes to the existing fire sprinkler system will be submitted to this office on a separate application. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a competed permit application and appropriate fees to this department for review and approval prior to beginning their work. 39. Construction Notes: To prevent plan review and inspection delays, the above noted Development Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal.