CC Ordinance 2156ORDINANCE NO. zis6
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN2011-312) AND PARKING MODIFICATION PERMIT
(PLN2012-86) TO ALLOW A MIXED-USE DEVELOPMENT
CONSISTING OF 168 APARTMENT UNITS AND 15,295 SQUARE
FEET OF GROUND FLOOR RETAIL ON PROPERTY LOCATED
AT 1677 S. BASCOM AVENUE. APPLICATION OF BAY WEST
DEVELOPMENT.
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 of the City of Campbell
does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development
Permit (PLN2011-312) and a Parking Modification Permit (PLN2012-86) to allow amixed-
use development consisting of 168 apartment units and 15,295 square feet of ground floor
retail on property located at 1677 S. Bascom Avenue subject to the attached conditions of
approval (attached Exhibit A).
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 stn day of June , 2012 by the following roll call
vote:
AYES: COUNCILMEMBERS: cristina, saker, Waterman, xotowski
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: Low
APPROVED/ - -"" ~~~
Michael F. Kotowski, Mayor
ATTEST: ~`~'-~- ~ ~'~^
Anne Bybee, City Clerk
City Council Ordinance -Conditions of Approval Exhibit A
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
Paae 1
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. Approved Proiect: Approval is granted for a Planned Development Permit that includes
a Parking Modification to allow the construction of three-to-four story mixed-use
development over podium parking consisting of 168 apartment units and 15,295
square feet of ground floor retail located at 1677 S. Bascom Avenue. The building
design, site design, on-site circulation, and operational characteristics 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 LPMD Architects, Civil Engineering Associates, Robert
Mowat Associates, and Associated Lighting Representative, Inc. and stamped as
received by the Planning Division on March 23, 2012.
b. Color and Material Board prepared by LPMD Architects and stamped as received
by the Planning Division on December 14, 2011.
c. Parking Management Plan prepared by Baywest Development and stamped as
received by the Planning Division on April 17, 2012.
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. Indemnity Agreement: Within thirty (30) after the action approving the project, the
applicant/owner shall enter into an agreement in a form satisfactory to the City
Attorney and Community Development Director to indemnify and defend the City of
Campbell, its officers, officials, employees, and agents to the fullest extent permitted
by law from any and all actions, liabilities, losses, and costs, including attorney's fees,
arising out of or connected with any challenge to the approval of the application,
except as to any actions, liabilities, losses or costs proximately and solely due to any
willful misconduct by the City. The provisions of the agreement shall fully allocate all
risk associated with any challenge to the approval of the application to the
applicant/owner, and not the City. Neither applicant/owner nor his/her/their/its
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
successor(s) shall have any right to indemnity or contribution from City, its officers,
officials, employees, or agents in law or equity for matters covered by the indemnity.
4. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant
shall pay a $8,000.00 deposit to cover the actual staff cost, at the rate of an Associate
Planner position, to ensure compliance with the mitigation monitoring and with the
conditions of approval specified herein.
5. Operational Hours: The following operational hours are approved for the project site:
a. Operational hours for the ground floor commercial shall be limited to 6:00 AM to
10:00 PM daily. No one associated with the business shall be on site before 6:00
AM or after 10:00 PM, unless there is an emergency. Individual tenants may
request approval for extended operational hours through the Administrative
Planned Development Permit process.
b. Operational hours for the leasing office shall be limited to 6:00 AM to 11:00 PM
daily. No one associated with the business shall be on site before 6:00 AM or
after 11:00 PM, unless there is an emergency.
6. Outdoor Operational Activity: In order to limit any potential impact from business
related outdoor activities, a condition of approval has been included to restrict outdoor
employee active during the hours of 10:00 p.m. to 6:00 a.m. During the hours of 10:00
p.m. and 6:00 a.m. employee activity outside the main building including but not limited
to the use of fork lifts, any other mechanical equipment, or the dumping of refuse or
recyclables, shall be prohibited.
7. Deliverv Hours/Noise: The following delivery hours are approved for the ground floor
commercial uses:
a. Delivery hours for site shall be limited to 6:00 a.m. to 10:00 p.m. daily. Individual
commercial tenants may request modified delivery hours through the
Administrative Planned Development Permit process.
8. Deliverv Vehicles: Residential and commercial delivery vehicles shall be limited to less
than 30 feet in length. The applicant shall provide adequate signage at the both the S.
Bascom Avenue and Creekside Way driveway approaches prohibiting any vehicles
over 30 feet in length on site. The maximum vehicle length does not apply to
emergency vehicles.
9. Outdoor Seating Area: Any future outdoor seating area for a future use within the
ground floor commercial shall be designed in such a manner to allow for adequate
pedestrian passage around the building and shall not impact the amount of parking on-
site.
10. Grading and Drainage Plans and Building Height: The maximum building height for
the development is 65 feet. Any variation in height that exceeds six (6) inches from the
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
Paoe 3
pad height elevations noted within the Preliminary Grading and Utility Plan shall be
returned back to the Planning Commission for further consideration.
11. Pad Certification: Following site grading and prior to preparation of the building forms,
the following improvements shall be certified by a licensed land surveyor and reviewed
by the Community Development Director to determine consistency with the Planning
Commission approved plan (grade, pad and drainage).
12. Landscape Plan: The applicant shall submit four (4) 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). 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.
Landscaping plans shall include the following:
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a
minimum of 5-gallon size.
b. Landscape and paving maintenance shall be an on-going responsibility of the
property owner(s)/HOA and shall include routine pruning of trees and shrubs,
maintenance of the automatic irrigation system and the replacement of damaged
or diseased plant materials on both private and public property. Applicant shall
obtain encroachment permits from the City of Campbell for all work performed
within the right-of-way.
c. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings and parking areas.
d. All landscape areas shall be protected by 6-inch high poured in place concrete
curbs.
e. All landscaping shall be installed prior to building occupancy.
f. New street trees shall be added to provide a continuous tree planting along the
street frontage as required by the Community Development Director.
13. Tree Protection Plan: The applicant shall submit a tree protection plan for the
remaining protected tree to be retained on site or on adjacent lots that are impacted by
the project, 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. 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 drip line 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.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
14. Park Impact Fee: A park impact fee, pursuant to CMC Section 13.08.050(b), is due
upon development of the site. Prior to building permit issuance, 75% of this fee is due.
The remaining 25% is due prior to issuance of a certificate of building occupancy. The
fee is currently set at $9,600.00 per unit. This fee is subject to change and the fee in
effect at the time of payment shall be the fee due.
15. De_n_sity Bonus/Affordable Housing Units: The proposed project qualifies fora 35%
density bonus for providing 11 % affordable rental units to persons who qualify in the
very low income range. There shall be a minimum of 14 rental apartments units
designated as affordable to very-low income residents as required by the density
bonus law. The specific units designated as affordable shall be proportionally
distributed through the project by both unit size and location. Any future
reapportionment proposals, based on community housing needs, shall be forwarded
by the Community Development Director to the City Council and shall be considered
on the consent agenda. The applicant shall 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 prior to the issuance of any building permit. In addition to the above, a
regulatory agreement, covenant, deed of trust, and/or other documents acceptable to
the Community Development Director shall be recorded against the mixed-use
residential project containing affordable rental units for a minimum term of thirty years
or the maximum allowed by state law, whichever is greater.
16. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building wall
for review and approval by the Community Development prior to the issuance of
Building Permits. In order to obtain approval, numbers or addresses shall be placed on
the building in such a position as to be plainly visible and legible from the street or road
fronting the property. Additionally, number material and color is required to contrast
with their background.
17. Fences & Retaining Walls: All new fencing shall be agood-neighbor style wood fence
or decorative block wall as required by the adopted CEQA mitigation measures and
shall comply with all the provisions of Section 21.18.060 of the Campbell Municipal
Code. Grade changes shall be supported with masonry retaining walls. The design
and location of all fences and retaining walls shall be reviewed and approved by the
Community Development Director prior to issuance of any building permits for the
project. Fencing along the property lines shall be replaced at the expense of the
applicant, unless it is determined to be in good condition by the Community
Development Director.
18. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant
existing structures shall be secured, by having windows boarded up and doors sealed
shut, or be demolished or removed from the property (Section 11.201 and 11.414,
1985 Ed. Uniform Fire Code).
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
19. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back-flow preventers, indicating the location of the boxes for approval by the
Community Development Director.
20. On-Site Lighting: 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.
21. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the
Campbell Municipal Code.
a. The applicant shall submit a driveway, uncovered parking area, and walkway
detail and color sheet showing upgraded colored, stamped and textured concrete
for review and approval by Community Development Director prior to the
issuance of a building permit.
b. Both residential and commercial parking spaces shall be used for passenger
vehicle parking only. Storage of personal equipment, inventory, merchandise,
boats, recreational vehicles, off-road vehicles, and any similar piece of equipment
or personal property is prohibited. The applicant shall provide adequate signage
to this effect at both vehicular entryways.
c. The applicant shall assign eight of the tandem pairs of residential parking spaces
to the very-low income two-bedroom units required through the density bonus
regulations. One of the remaining tandem pairs would be assigned a two-
bedroom market rate unit and the final eight tandem pairs shall be assigned to the
three-bedroom market rate units.
22. Commercial Vehicle Turnaround: Prior to building permit submittal, the applicant shall
revise the project plans, to the satisfaction of the Community Development Director, to
provide an adequate radius turnaround in the commercial parking area to facilitate
commercial vehicles in making Y-turns to access the commercial loading area.
23. Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street
prior to issuance of building permits.
24. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
25. 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
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
Paae 6
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 building
permits.
CEQA Mitigation Measures
26. Mitigation Measure AES-1:
1.1 All exterior lighting shall comply with the following:
1. Architecturally integrated with the character of the structure(s).
2. Energy-efficient, and fully shielded or recessed.
3. Permanently installed lighting shall not blink, flash, or be of unusually high
intensity or brightness. Lighting fixtures shall be appropriate in height,
intensity, and scale to the use they are serving.
4. Outdoor lighting fixtures shall be designed and installed so that light rays are
not emitted across property lines, to the extent possible. Fixtures like the
"shoe box" design are capable of providing accurate light patterns and can
be used for lighting parking lots without spilling onto the neighboring
property.
5. External light fixtures, poles, and their foundation should be simple in design
and compatible with and complimentary to the style of surrounding
development. Historical-themed fixtures are not appropriate for a
contemporary building design and modern fixtures are not appropriate for a
structure with a significant historical design theme. Simple and functional
designs are considered to be appropriate in most environments. Lighting
standards should be of a scale that is compatible with their surroundings.
Pedestrian-style lighting (three to five feet high) should be installed in areas
where foot traffic is prevalent.
6. Color-corrected lamps of appropriate intensity should be used in exterior
lighting. High-efficiency lamps that alter the colors of objects at night are
discouraged. Incandescent, fluorescent, color-corrected sodium vapor and
mercury lamps should be used because they provide light with an
appropriate color spectrum.
7. Lighting intensity should be the minimum required to serve the tasks for
which the fixtures are intended.
8. Exterior lighting should be considerate of both the neighbors and the
community as a whole. Each new lighting scheme should actively strive to
reduce negative light impacts.
27. Mitigation Measure AIR-1:
1.1 Use dust-proof chutes for loading construction debris onto trucks.
1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind.
1.3 Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
1.4 Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
1.5 Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
1.6 Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
1.7 Install erosion control measures to prevent runoff from the project site.
28. Mitiqation Measure AIR-2:
2.1 Install and maintain air filtration systems of fresh air supply on an individual unit
basis. The ventilation system should be certified to achieve an effectiveness level
of at least the removal of 80% of ambient PM2.5 concentrations from indoor
areas. The air intake for the units shall be located away from San Tomas
Expressway.
2.2 Windows facing S. Bascom Avenue and Creekside Way shall be inoperable or
remain closed at all times unless used as emergency egress (e.g. bedroom
windows).
29. Mitiqation Measure BIO-1:
1.1 A final landscape plan shall be submitted for review and approval by the
Community Development Director to verify compliance with both the City of
Campbell's Landscape Ordinance and Tree Protection Ordinance. The landscape
plan shall show that all trees removed as a result of the proposed project shall be
replanted on a one to one ratio of a size set forth in the City's regulations and
consistent with the City' adopted Water Efficient Landscape Standards. The tree
protection recommendations provided in the consulting arborist are required for all
trees remaining on site.
30. Mitiqation Measure CUL-1:
1.1 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.
31. Mitiqation Measure CUL-2:
1.1 In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be
properly treated. The City and the Santa Clara County Coroner's office shall be
notified. If deemed prehistoric, the Coroner's office would notify the Native
American Heritage Commission who would identify a "Most Likely Descendant
(MLD)." The archeological consultant and MLD, in conjunction with the project
sponsor, shall formulate an appropriate treatment plan for the find, which might
include, but not be limited to, respectful scientific recording and removal, being
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
Pape 8
left in place, removal and reburial on site, or elsewhere. Associated grave goods
are to be treated in the same manner.
32. Mitigation Measure GEO-1:
1.1 The applicant shall comply with the all of the recommendations set forth within the
Geotechnical Investigation and Phase II Environmental Assessment reports
originally prepared by Terrasearch on October 4, 2006 and April 11, 2007
respectively, and within the Geotechnical Investigation and Environmental Site
Characterization reports prepared by Treadwell & Rollo on December 19, 2011
and January 6, 2012 respectively.
1.2 Prior to issuance of building permits for the project, a registered geotechnical
engineer shall prepare a design-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 California Building Code to reduce the potential for seismic
damage and risk to future occupants.
1.3 Additional soil-vapor sampling shall be performed to identify the lateral and
vertical extent of the methane gas, including advancing (8) borings in the western
portion of the site to approximately 30 feet bgs or at least five feet into native soil
beneath the landfill material using asoil-gas sampling rig shall be performed prior
to building permit submittal. Discrete soil gas samples shall be collected at 10 foot
intervals to a maximum depth of 30-feet bgs using SUMMA canisters. The soil-
gas samples shall be analyzed by aState-certified hazardous waste testing
laboratory for methane using EPA Method TO-13. In addition, obtaining fixed and
biogenic gas (oxygen, carbon dioxide, hydrogen sulfide and methane) data using
a Thermal-Conductivity Detector (TCD) or hand held instrument. Air monitoring
within the buildings adjacent to the fill area is required by a Certified Industrial
Hygienist (CIH) to determine if methane has migrated into the structures prior to
final occupancy. Avapor-extraction system (VES) will be required at the site to
remove and destroy the hazardous levels of methane gas within the landfill
material beneath the site.
1.4 Four additional borings within the western portion of the site shall be performed in
order to determine the lateral and vertical extent of the fill prior to building permit
submittal. Random surficial (1 0 2 feet bgs) and subsurface soil and groundwater
samples shall be collected from the borings and submitted under chain-of-custody
documentation to a State-certified hazardous waste testing laboratory for
analysis, The surficial soil samples shall be analyzed for organochloride
pesticides and CAM 17 metals using Environmental Protection Agency (EPA)
Methods 8081 and6010/700 series. The subsurface soil samples shall be
analyzed for TPHg, TEPHd and TEPHmo with silica gel cleanup, VOC's SVO's,
organochloride pesticides and CAM17 metals using EPA Methods 8015
(modified), 8260, 8270, 8081, and 6010/6020.
1.5 In addition to the above measures, prior to any development of the property,
excavation and remediation of the landfill material shall be performed according to
state, county, and local requirements.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
Page 9
33. Mitigation Measure H&WC-1:
1.1 Use dust-proof chutes for loading construction debris onto trucks.
1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind.
1.3 Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
1.4 Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
1.5 Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
1.6 Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
1.7 Install erosion control measures to prevent runoff from the project site.
34. Mitigation Measure LUP-1:
1.1 The applicant shall install a minimum 10' x 55' PCC Bus Stop Pavement Pad,
constructed to VTA specifications, adjacent to the existing bus stop south of the
project site on S. Bascom Avenue at Campisi Way.
35. Mitigation Measure LUP-2:
1.1 The applicant shall provide access to electric charging stations for eight percent
of the total number of parking spaces on site. There shall be an equal number of
residential and commercial parking spaces with access to an electric charging
station. Parking spaces with direct access to the electric vehicle charging stations
shall be appropriately marked and signed.
36. Mitigation Measure LUP-3:
3.1 The applicant and/or property management shall provide annual VTA eco-passes
to all tenants at time of move-in and every year after for the length of tenancy.
The cost of the VTA eco-passes shall be equally borne by the applicant and
tenant. The requirement to provide eco-passes shall continue for the life of the
project.
3.2 Residents who qualify as very-low income shall be provided an eco-pass at no
cost at time of move-in and every year after for the length of tenancy. The
applicant and/or property management shall not include the cost of a VTA eco-
pass in the overall rent for very-low income apartment units. The requirement to
provide no-cost eco-passes shall continue for the life of the project.
37. Mitigation Measure LUP-4:
4.1 The applicant shall incorporate amenities such as public art, special paving, tile,
and fountains, as appropriate, to the satisfaction of the Community Development
Director prior to building permit submittal.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
Page 10
38. Mitigation Measure LUP-5:
5.1 The project shall install the required S. Bascom Avenue Streetscape as shown on
Page A2-5 of Appendix A2: Streetscape Standards of the City of Campbell
General Plan, adopted on November 6, 2001, prior to issuance of a Certificate of
Occupancy.
39. Mitigation Measure LUP-6:
6.1 Ground mounted mechanical equipment (e.g. air conditioning, heating, ventilation
ducts and exhaust) and utility services shall be screened from public view. The
method of screening shall be architecturally compatible with the other on-site
development in terms of colors, materials, architectural style, and shall include
appropriately installed and maintained landscaping, as applicable. The installation
of adequately screened roof mounted mechanical equipment is required for
HVAC units, Satellite Dishes, and other private mechanical equipment.
40. Mitigation Measure NOISE-1:
1.1 The project building plans shall incorporate construction grade dual pane thermal
windows and acoustically effective doors with a rated minimum Sound
Transmission Class (STC) 28 to 35 for all building facades that front or are
perpendicular to S. Bascom Avenue.
1.2 The project building plans shall incorporate construction grade dual pane thermal
windows and acoustically effective doors with a rated minimum Sound
Transmission Class (STC) 30 for all residence that front Creekside Way.
1.3 All patios and outdoor balconies facing the exterior of the site shall include partial-
height barriers of at least 42 inches tall solid from bottom to top with no cracks or
gaps, and should have a minimum surface density of three pounds per square
foot. Acceptable materials would include glass or plaster.
1.4 Provide mechanical ventilation (HVAC) for all residences with all equipment to be
located on the roof.
1.5 An Acoustical Disclosure regarding adjacent roadway generated noise shall be
provided in all rental agreements associated with the project.
41. Mitigation Measure NOISE-2:
2.1 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.
2.2 All construction vehicles shall take ingress and egress off Hamilton Avenue and
the northerly Marathon Drive driveway, leaving the southerly Marathon driveway
across from the residential uses chained to prevent vehicles entering the
residential neighborhood to the east and south.
2.3 All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
2.4 Unnecessary idling of internal combustion engines shall be strictly prohibited.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
2.5 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.
2.6 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.
2.7 Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
42. Mitigation Measure USS-1:
1.1 No less than 50% of the waste generated from the demolition of the existing on-
site structures shall be recycled in conformance with an approved Waste
Management Plan approved by the Director of Public Works prior to start of
construction.
Building Division:
43. Permits Required: A building permit application shall be required for proposed mixed-
use residential and commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
44. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
45. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
46. 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.
47. 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. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and intended for
use to determine the height of the proposed structure. Site address and parcel number
shall also be clearly called out. Site parking and path of travel to public sidewalks shall
be detailed.
48. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
49. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation
City Council Ordinance -Conditions of Approval
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Planned Development Permit & Parking Modification Permit
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
50. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
51. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits,
in accordance with C.B.C Appendix 1, Section 106. Please obtain City of Campbell
Special Inspection forms from the Building Inspection Division Counter.
52. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
53. Title 24 Accessibility -Commercial: On site general path of travel shall comply with
the latest California Title 24 Accessibility Standards. Work shall include but not be
limited to accessibility to building entrances from parking facilities and sidewalks.
54. Title 24 Accessibilitv -Residential: This project shall comply with Chapter 11A
Housing Accessibility, California Building Code 2010 ed.
55. Title 24 Accessibilitv -Commercial: On site general path of travel shall comply with
the latest California Title 24 Accessibility Standards. Work shall include but not be
limited to accessibility to building entrances from parking facilities and sidewalks.
56. Title 24 Accessibilitv -Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
57. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. San Jose Water Company (279-7900)
e. School District:
City Council Ordinance -Conditions of Approval
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Planned Development Permit & Parking Modification Permit
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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.
58. 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.
59. LEED for New Construction: Applicant shall complete and return LEED Project
Checklist prior to issuance of permit.
60. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed Residential project prior to issuance of a building permit.
61. California Green Building Code: This project is subject to the mandatory requirements
for new commercial and new residential structures under the California Green Building
Code, 2010 edition.
62. This project shall be properly enclosed with construction fencing to prevent
unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done.
All protected trees shall be fenced to prevent damage to root systems.
63. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours when
no work is being done. All protected trees shall be fenced to prevent damage to root
systems.
FIRE DEPARTMENT
64. Fire Review: Review of the project 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.
65. Automatic Fire Sprinkler System Required: Approved automatic sprinklers shall be
provided in all new buildings. A State of California licensed (C-16) Fire Protection
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Planned Development Permit & Parking Modification Permit
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Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their
work. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are
responsible for consulting with the water purveyor of record in order to determine if any
modification or upgrade of the existing water service is required. Where the provisions
of this code require that a building or portion thereof be equipped throughout with an
automatic sprinkler system in accordance with this section, sprinklers shall be installed
through in accordance with NFPA 13 except as provided in Section 903.3.1.1.1 and
local standards. CFC Sec. 903 as adopted and amended by CBLMC.
66. Potable Water Supply: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall
be incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically
connected in any manner to an appliance capable of causing contamination of the
potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements
of the water purveyor of record are documented by that purveyor as having been met
by the applicant(s). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
67. Private On-Site Fire Hydrant(s) Required: Provide public two (2) private on-site fire
hydrant(s) installed per National Fire Protection Association (NFPA) Standard #24, at
location(s) to be determined by the Fire Department. Maximum hydrant spacing shall
be 250 feet, with a minimum acceptable flow of 2,000 GPM at 20 psi residual pressure.
Prior to the design the protect civil engineer shall meet with the fire department water
supply officer to jointly spot the required fire hydrant locations. CFC Sec. 508.3, per
Appendix B and C
68. Public Fire Hydrants Required: Revise the site plan to show all existing public hydrant
(on building side of Creekside Way and S. Bascom Avenue) which service the site.
Additional public hydrants may be required. CFC Sec. 507, and Appendix B, Table
8105.1 and Appendix C
69. Stand Pipes Required: Buildings shall be equipped with standpipes designed per
NFPA Std. #14, as amended in CFC Chapter 47, and be equipped with 2'/z inch hose
valves, at location designated by the fire department with review and approval by the
Community Development Director. Standpipes shall be required throughout the
building and in the interior courtyard at locations to be determined by the fire
department with review and approval by the Community Development Director. CFC
Sec. 905 and local Standards.
70. Fire Hydrant 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.
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71. Required Fire Flow: The applicant must submit detailed area calculations totals for
each floor level (including all interior common areas). Fire flow requirements for
buildings or portions of buildings and facilities shall be determined by Appendix B. CFC
Sec. 507
72. Timing of Required Water Supply Installations: Installations 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 required installations are completed, tested, and accepted. CFC Sec.
501
73. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance
of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet
inside, and a maximum slope of 15%. Width: Fire apparatus access roads shall have a
minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building
or portion of building more than 30 feet (9144 mm) from the building, and shall be
positioned parallel to one entire side of the building, as approved by the fire code
official. Installations shall conform with Fire Department Standard Details and
Specifications sheet A-1. Note: Provide a copy of the recorded easement which allows
egress across the adjacent parcel onto Creekside Way. CFC Sec. 503
74. Fire Lane Marking Required: Provide marking for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications Sheet A-6. CFC Sec. 503
75. Pa? r' king: When parking is permitted on the streets, in both residential and commercial
applications, it shall conform to the following: parking is permitted on both sides of the
street with street widths of 36 feet or more: parking is permitted on one side of the
street with street widths of 28 to 35 feet: no parking is permitted when street widths are
less than 28 feet: Note: Rolled curbs can be part of curb/sidewalk and used to increase
the roadway width with approval from the fire cod official. Additional requirements may
apply for buildings 30 feet in height or greater. CFC Sec. 503
76. Emergency Gate/Access Gate Requirements: Gate installations shall conform with Fire
Department Standard Details and Specification G-1 and, where 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. CFC Sec. 503 and
506
77. Fire Department Key Box Required: The building(s) shall be equipped with a
permanently installed emergency access key lock box (Knox), conforming to Fire
Department Standard Detail and Specification sheet K-1. At time of final inspection,
access keys shall be provided to the fire department. CFC Sec. 503 and 506.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
78. Access to Buildings/Landscaping Requirements: Landscaping shall not obstruct Fire
Department ladder access to buildings. The building permit shall include a landscape
drawing which reflects the location of all landscaping, to include how Fire Department
ladder access will be provided around all buildings. Ground ladder rescue from second
and third floor rooms shall be made possible for fire department operations. With the
climbing angle of seventy five degrees maintained, an approximate walkway width
along either side of the building shall be no less than seven feet clear. Landscaping
shall not be allowed to interfere with the required access. An approved walkway shall
be provided on all sides of the building(s) leading from the fire access roadway to the
exterior openings of the building(s). Note: Provide a more detailed drawing showing
the three access points to the podium deck. The drawings must clearly show the
access points onto the podium deck without having to go into the building.
79. Timing of Required Roadway Installations: Required access roads, up through first lift
of asphalt, shall be installed and accepted by the Fire Department prior to the start of
combustible construction. During construction, emergency access roads shall be
maintained clear and unimpeded. Note that building permit issuance may be withheld
until installations are completed. Temporary access roads may be approved on a case
by case basis. CFC Sec. 501
80. New Commercial Buildings: All new commercial buildings shall comply with standard
specification SI-7 for construction fire safety.
81. 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 background.
PUBLIC WORKS DEPARTMENT
82. Proof of Ownership: Prior to the 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.
83. Right-of-Wav 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 S. Bascom
Avenue frontage to accommodate 17 feet of right of way from curb face to back of
walk. 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. Additionally the applicant shall grant right of way along the
Creekside Way frontage to accommodate a 10 foot sidewalk, or as required by the City
Engineer. 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.
84. Public Easements: Prior to issuance of any grading or building permits for the site, the
applicant shall grant:
City Council Ordinance -Conditions of Approval
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Planned Development Permit & Parking Modification Permit
Page 17
a. A 10 foot public service easement on private property contiguous with the public
right-of-way along the Bascom Avenue frontage.
b. A minimum 20 foot public storm drain easement on private property consistent
with the proposed public storm drain modifications.
All easements are subject to the City Engineer's review and approval. 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.
85. Private Access Easement: Prior to issuance of any grading or building permits for the
site, the applicant shall provide the City with necessary documentation to ascertain the
applicant's legal right to use the access easement across the adjacent property along
Creekside Way (1777 S. Bascom Avenue) based on the final approved layout for this
intersection/driveway. The applicant shall obtain alarger/increased and/or reconfigured
access easement from this adjacent property owner. The increase shall be configured
such that the easement matches the actual travel way for appropriate vehicles that
may access the site (i.e. fire truck, garbage truck, etc.). The applicant shall provide the
City with recorded documents illustrating the larger/reconfigured access easement.
86. 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.
87. Grading and Drainage Plan: Prior to recordation of the final map, 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.
88. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee of $2,650 per net acre, which
is $10,414.00.
89. Tree Removal(s): To accommodate the required streetscape plan, four trees may be
removed as part of this project. Six trees will be installed to replace the trees removed.
90. Utilities: All new 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.
91. 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.
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Planned Development Permit & Parking Modification Permit
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92. 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.
93. 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. S. Bascom Avenue was overlaid in 2010. 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.
94. 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:
S. Bascom Avenue
a. Show location of all existing improvements and utilities including but not limited to
utility boxes, covers, poles, transformers, signs, fiber optic lines, traffic signal
detection loops, street lighting conduits and conductors within the new and
existing public right of way.
"'Please note: there is an existing fiber optic line on the west side of S. Bascom
Avenue at the edge of pavement that has a shallow depth. The applicant shall
take every precaution to keep this facility intact and undamaged.
b. Relocation of all existing utilities including utility boxes, covers, poles,
transformers, signs, etc. outside of future sidewalk area. No utility boxes, covers,
poles, cabinets, etc. will be allowed in the sidewalk area.
c. Removal of existing sidewalk, curb, gutter, trees and driveway approaches along
entire project frontage or as determined by City Engineer.
d. Installation of Streetscape standards including a 7 foot sidewalk, 10 foot
landscaped park strip, curb, gutter, ADA compliant driveway approach, City
approved street trees, turf and associated irrigation facilities.
e. Modifications to existing storm drainage system in Bascom Avenue to include
upsizing and extending the storm drain main line on Bascom Avenue northward,
installing City standard manholes, and extending any related storm lateral
facilities. Public storm drain lines located on site will need to be removed,
relocated and upsized. At no time shall the storm drain line flow be interrupted or
City Council Ordinance -Conditions of Approval
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Planned Development Permit & Parking Modification Permit
Page 19
closed. All modifications shall meet City standards and shall be subject to the
review and approval by the City Engineer. Public storm drain easements must be
provided for the approved alignment.
f. Boring and jacking of the utilities is required. Installation of asphalt concrete
overlay per street pavement restoration plan for utility installation and/or
abandonment, as required by the City Engineer.
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of 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. Installation of a concrete bus pad at the existing bus stop location just south of the
project site per the City of Campbell's requirements. Relocation or adjustment of
existing utilities in the vicinity to accommodate the bus pad may be required and
is the responsibility of the applicant.
k. Construction of conforms to existing public and private improvements, as
necessary.
I. Bascom Avenue received pavement rehabilitation in the 2010. Street
improvement plans must show the extent of the utility cuts required for the
proposed development (see utility coordination plan). The applicant must mitigate
the utility cuts through the newly placed overlay as defined in the pavement
restoration plan. This will require the removal and replacement the newly placed
asphalt concrete overlay with one large re-paving, following the completion of all
utility work. The limits of the area of pavement to be removed and replaced will be
as defined by the City Engineer, and may extend to the outer limits of all utility
work.
m. Submit final plans in a digital format acceptable to the City
Creekside Wav
Reconstruction of the 1777 S. Bascom Avenue westerly entryway/driveway at
Creekside Way and project frontage along Creekside Way. Plans to include the
following:
a. Show location of all existing improvements and utilities within the existing public
right of way and the access easement from the adjacent parcel.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk and driveway areas. No utility boxes, covers, etc. will be allowed in
the sidewalk or driveway areas.
c. Removal of existing driveway approach and related sidewalk, curb, gutter, "pork
chop" barrier island, and median barriers, as required by City Engineer.
d. Installation of City standard curb, gutter, sidewalk, and ADA compliant driveway
approach. Modifications to the entryway to allow for emergency vehicle and solid
waste collection vehicle turning movements as required by City Engineer.
City Council Ordinance -Conditions of Approval
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Planned Development Permit & Parking Modification Permit
Paae 20
e. Installation of mountable barrier island, mountable medians and signing and
striping modifications as approved by the City Engineer.
f. Installation of asphalt concrete overlay per street pavement restoration plan, as
required by the City Engineer.
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
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.
Pedestrian Pathway Access to Creek Trail from Creekside Way:
a. Installation of architectural elements to enhance the aesthetics of the existing
ramp with landscaping, lighting, wall tiles, arbors and other decorative treatments
as required by the City Engineer. A general plan of these elements are shown in
the conceptual drawing titled "Preliminary Trail Access Plan" on Sheet L-12 dated
February 22, 2012 by Robert Mowat Associates. Also, the applicant shall install a
drinking fountain and bench along the Los Gatos Creek trail. Any alternatives to
these modifications must be approved by the City Engineer.
b. Relocation and/or replacement of existing improvement and underground utilities
as necessary, and protection of existing facilities to remain.
95. Maintenance of Landscaping: Current and future owner(s), including HOA ownership,
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.
96. Maintenance of Pedestrian Pathway: Prior to the issuance of any grading or building
permits for the site, the applicant shall execute a maintenance agreement to maintain
the enhanced pedestrian pathway joining Creekside Way to the Los Gatos Creek Trail
adjacent to the project site. This includes, but is not limited to: lighting, landscaping,
irrigation, decorative treatments, walls, fencing, surfacing, sidewalk, etc.
97. Utility Encroachment Permit: Separate 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.
98. Additional Street Improvements: Should it be discovered during the process of
construction that new utilities need to be upgraded or installed to serve the site that
require work in the public right-of-way not anticipated with this application, the
applicant will be required to restore those public improvements to the satisfaction of
the City Engineer.
City Council Ordinance -Conditions of Approval
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Planned Development Permit & Parking Modification Permit
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99. 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 tentative vesting map, the applicant shall calculate and submit
t 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 the 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.
City Council Ordinance -Conditions of Approval
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b. The applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this
project.
The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
100. 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.
101. Santa Clara Valley Water District: Prior to issuance of any permits for grading,
landscaping, or building, the applicant shall obtain a clearance from the SCVWD
through a SCVWD approved permit or other document to the satisfaction of the City
Engineer.
102. 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.
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
103. Sewer connection: The applicant will be required to abandon all existing sewer
connections and construct a new privately maintained sewer system for the new
development. This private sewer system must be designed and constructed to the
district's public sewer standard. Pursuant to district ordinance, code Section 10.130
"TIME OF PAYMENT OF SEWER CONNECTION AND TREATMENT PLANT
CAPACITY FEES".
SANTA CLARA VALLEY WATER DISTRICT
104. Easements: The SCVWD has two easements, a 21-foot wide storm drain easement
and 23-foot wide ingress/egress easement, over the westerly side of the site adjacent
to Los Gatos Creek and a floating ingress/egress easement through the site to access
the defined easements from Bascom Avenue. Per the District's Water Resources
Protection Ordinance, a District permit will be required for any work on the District's
easement prior to the start of construction. A permit application, which can be found at
the District's website www.valleywater.org, must be submitted to the District by the
applicant with the initial filing fee of $250. Please be advised that all landscaping at the
site needs to conform to the Guidelines and Standards for Land Use near Streams,
Design Guides 2-5.
City Council Ordinance -Conditions of Approval
PLN2011-312 & PLN2012-86 - 1677 S. Bascom Avenue
Planned Development Permit & Parking Modification Permit
105. Site Access: In the event that the District needs to complete repairs to the existing
retaining wall along Los Gatos Creek, the 21-foot wide storm drain easement would be
used for the actual construction and the 23-foot wide ingress/egress would be used for
access and staging. District use of the easements to complete work on Los Gatos
Creek would impact site parking and residential access, and the site design needs to
take into account these activities, including the potential use of the entire storm drain
easement for permanent creek improvements. The District's easement deed notes that
the District will not be responsible for the loss of value of any improvements placed
within the storm drain easement due to District's utilization of the easement.
106. Creek Trail Access: Plans showing details for the construction of the trail access need
to be provided to the District as it appears the site is elevated above the trail and there
is a retaining wall between the existing trail and the project site which will require
grading and possible other improvements to create the access. Confirmation from the
applicant will also be required showing that the access will be open to the general
public and all portions of the access located on District property will be the
responsibility of the applicant is necessary prior to the issuance of a grading or building
permit.