CC Resolution 11519RESOLUTION NO. usi9
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL GRANTING A SECOND EXTENSION OF APPROVAL
(PLN2012-156) FOR A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT PERMIT (PLN2007-44) FOR THE CONSTRUCTION
OF A FIVE-UNIT TOWNHOME DEVELOPMENT IN CONJUNCTION
WITH A PREVIOUSLY APPROVED ZONE CHANGE (PLN2007-430
AND TENTATIVE SUBDIVISION MAP (PLN2007-45) ON PROPERTY
OWNED BY HERITAGE REALTY GROUP, LOCATED AT 258/268
UNION AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION MR. JEFF MAR, ON BEHALF OF
HERITAGE REALTY GROUP. FILE NO.: PLN2012-156.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2012-156:
Environmental Finding
1. A Mitigated Negative Declaration was adopted for this project concluding that there
are no significant unmitigated impacts associated with this project; pursuant to the
California Environmental Quality Act (CEQA).
Evidentiary Findings
1. The density of the proposed project site is 11.2 units per gross acre, which is
consistent with the General Plan land use designation of High Density Residential
(21-27 units per gross acre).
2. The Zoning District for this property is P-D (Planned Development).
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
4. The site plan proposes the construction of a five-unit townhome development, each
on individual lots. All of the residences would take vehicular access from a common
access driveway off of Union Avenue.
5. The project provides a total of 17 parking spaces, where 18 spaces are required.
6. The completed project would consist of five new residences with a building coverage
of 34%, landscaping coverage of 29% and paving coverage of 37%.
7. The proposed project will have a floor area ratio of 0.54.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 2
8. Each of the units has a minimum of a private front porch area and/or an enclosed
second story patio for private open space and the project has common open space
the exceeds the 500 square foot per unit minimum for an equivalent condominium
project.
9. The subject properties are located on the east side of Union Avenue, between Apricot
Avenue and West Valley Drive and are surrounded by residential uses on all sides.
10. The project was originally approved by the City Council as a Planned Development
Permit (PLN2007-44) on June 3, 2008 by City Council Resolution No. 10918.
11. The Conditions of Approval of this 2nd Extension of Approval will incorporate and
supersede the Conditions of Approval of past City development permits.
12. The unforeseen collapse of the economy has depressed the market for construction
loans for residential projects throughout the Silicon Valley.
13. The applicant is seeking a second extension of the project approval. The applicant's
statement of justification describes the continued great difficulty of obtaining the
financing necessary to complete the project.
14. Campbell Municipal Code Section 21.56.030 allows the decision-making body to
approve an extension of approval for any period of time deemed commensurate with
the justification for the extension as allowed by the Conditions of Approval.
15. Incremental extensions of approval permit the City to ensure continued compliance
with the Municipal Code.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The applicant has established, with substantial evidence, that a good faith effort to
fulfill all the requirements of the permit approval has been made.
2. The applicant has, furthermore, with substantial evidence, provided justification for
extension of the permit.
THEREFORE, BE IT RESOLVED that the City Council grants an Extension of Approval
(PLN2012-156) of a previously approved Planned Development Permit (PLN2007-44) for a
five-unit townhome development on property owned by Heritage Realty Group, located at
258-268 Union Avenue in a P-D (Planned Development) Zoning District.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 3
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances,
laws and regulations and accepted engineering practices for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Aparoved Project: Approval is granted for a second Extension of Approval (PLN2012-
156) for a previously approved Planned Development Permit to allow the construction
of a five-unit townhome development located at 258/268 Union Avenue. This second
extension would extend the original 2008 approval out until June 3, 2015, which
constitutes a new three-year extension from the expiration of the first extension.
However, this approval is contingent on the applicant satisfying the "performance
standards" contained in Condition #4. The building design and site design shall
substantially conform to the project exhibits listed below, except as may be modified
by the Conditions of Approval herein:
a. Revised project plans, including colored elevation, prepared by Ko Architects,
Inc. and stamped as received by the Planning Division on October 22, 2012.
b. Revised landscape plan prepared by Greg g. Ing & Associates and stamped as
received by the Planning Division on October 22, 2012.
c. Color and Material board submitted by Ko Architects, Inc. received by the
Planning Division on October 12, 2007.
d. Tentative Subdivision Map prepared by Lea & Braze Engineering, Inc. and
stamped as received by the Planning Division on February 19, 2008, as
modified under City Council Resolution No. 10919.
2. Supersession of Previous Conditions of Aoarovals: Upon the effective date of the
Ordinance approving this Extension of Approval (PLN2012-156), all Conditions of
Approval specified by previously approved City development permits (PLN2007-44/
PLN2010-091), herein incorporated in full, shall be void and shall permanently be
superseded in their entirety by these Conditions of Approval.
3. Approval Expiration: The Extension of Approval of a Planned Development Permit
shall be valid until June 3, 2015. This approval period is contingent on adherence to
the performance standards contained herein. If at any time one of the following
performance standards is not satisfied, the Extension of Approval shall immediately
become void and the project would lose its Planned Development Permit entitlement.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 4
4. Performance Standards: The applicant or its successor shall meet the following
performance standards, as verified by the Community Development Director, to retain
the Planned Development Permit entitlement:
a. Building Permit and Public Works Encroachment Permit applications shall be
filed for construction plans and off-site improvement plans by July 22, 2013.
b. An updated Final Tract Map and all necessary submittal documents shall be
filed with the Public Works Department by July 22, 2013.
c. The applicant shall revise all Building Permit and Public Works Encroachment
Permit applications as necessary to achieve issuance approval from the City by
January 22, 2014.
d. Demolition of all existing structures shall be completed by July 22, 2014
e. The Tentative Subdivision Map shall be recorded and Building Permits secured
by January 22, 2015.
f. Construction activity shall commence by June 3, 2015.
5. Privacy Impacts: In order to mitigate potential privacy impacts, the applicant shall
revise the project plans to remove the second story master bedroom balconies along
the north elevation. The applicant shall provide frosted glass or clerestory windows
for all second story bathroom windows.
6. Porch Details: The applicant shall provide a detail of the porch entry way and porch
columns showing that the columns do not overhang the porch for review and approval
of the Community Development Director prior to Building Permit issuance.
7. Final Map: The Planned Development Permit approval is contingent upon recordation
of the Final Map to divide the subject property. The Final Map shall be recorded prior
to the issuance of building permits.
8. Revision to Final Map: Revise the Tentative Subdivision Map to show five private lots
surrounded by one common lot. The common lot shall consist of the common access
driveway, shared parking spaces, landscaping and common open space.
9. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
legally established existing residential units to be demolished. Prior to recordation of
the Subdivision Map, 75% of this fee is due. The remaining 25% is due prior to
issuance of a certificate of building occupancy.
10. Demolition of Structures: Prior to recordation of the Subdivision Map the applicant
shall obtain a building permit for the demolition of all non-conforming structures.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 5
11. Prooerty Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
existing structures shall be secured by having windows boarded up and doors sealed
shut, or be demolished or removed from the property.
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. 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 all
protected trees 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
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 6
approval by the Community Development Director prior to the issuance of building
permits.
14. Parkino and Drivewavs: Applicant shall submit a driveway 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.
15. Premises Identification: The applicant shall submit a premises identification detail
sheet showing the material type and location for review and approval by the
Community Development prior to the issuance of Building Permits.
16. Fences & Retaining Walls: All new fencing shall be agood-neighbor style wood
fence 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.
17. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-
flow preventers, indicating the location of the boxes and screening (if the boxes are
above ground) for approval by the Community Development Director.
18. 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.
19. Construction Mitigation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official. [Mitigation Measure Noise-1]
b. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 7
permit. These truck routes shall avoid access to the project site via residential
streets where possible. [Mitigation Measure Noise-1]
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
[Mitigation Measure Noise-1]
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
[Mitigation Measure Noise-1]
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses. [Mitigation
Measure Noise-1]
f. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
[Mitigation Measure Noise-1]
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
[Mitigation Measure Noise-1]
h. Use dust-proof chutes for loading construction debris onto trucks. [Mitigation
Measure AIR-1]
i. Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind. [Mitigation Measure AIR-1]
j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard. [Mitigation Measure AIR-1]
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site. [Mitigation Measure AIR-1]
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer. (Mitigation Measure
AIR-1]
m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.). [Mitigation Measure AIR-1]
n. Install erosion control measures to prevent runoff from the project site.
[Mitigation Measure AIR-1]
20. Parking and Driveways:
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 8
a. 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.
b. 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.
21. Covenants Codes and Restrictions (CC&R's): Prior to recordation of the Parcel Map,
the applicant shall submit for review and approval by the City a copy of the draft
CC&R's which shall include the following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance
of buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the
project,
c. Definition of common areas to be maintained and provision of maintenance for
these areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of
common areas and shared building walls and roofs to be repaired, repainted,
and/or replaced as necessary;
e. Provision to provide ongoing maintenance of the required landscaping for the
project;
f. Provision for the availability of interior garage space for the parking of two
vehicles at all times; and
g. Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
22. 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.
23. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
24. 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 building permits.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 9
25. Cultural Resources: If archaeological or paleontological resources are encountered
during excavation or construction, construction personnel shall be instructed to
immediately suspend all activity in the immediate vicinity of the suspected resources
and the City and a licensed archeologist or paleontologist shall be contacted to
evaluate the situation. A licensed archeologist or paleontologist shall be retained to
inspect the discovery and make any necessary recommendations to evaluate the find
under current CEQA guidelines prior to the submittal of a resource mitigation plan
and monitoring program to the City for review and approval prior to the continuation of
any on-site construction activity. [Mitigation Measure CULT-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 left in place, removal and reburial
on site, or elsewhere. Associated grave goods are to be treated in the same manner.
[Mitigation Measure CULT-2]
26. Soils Report: The applicant shall submit two copies of a current soils report
containing foundation and retaining wall design recommendations, prepared to the
satisfaction of the Building Official, with the building permit application. This report
shall be prepared by a licensed engineer specializing in soils mechanics. [Mitigation
Measure GEO-1]
Building Division:
27. Permits Required: A building permit application shall be required for the proposed
new multiple family development. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
28. 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.
29. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
30. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 10
31. 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.
32. 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.
33. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
34. Title 24 Energv Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well.
35. 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 Chapter 1, Section 107. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
36. 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.
37. 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.
38. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 11
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.
39. 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. San Jose Water Company (279-7900)
d. Bay Area Air Quality Management District (Demolitions Only)
e. School District:
ii. Campbell Union School District (378-3405)
iii. Campbell Union High School District (371-0960)
iv. Moreland School District (379-1370)
v. 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.
40. California Green Building Code: This project is subject to the mandatory
requirements for new residential structures under the California Green Building Code,
2010 edition.
41. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new multiple family project prior to issuance of building permit.
42. Automatic Fire Sprinklers: This project shall comply with Section R313 of the
California Residential Building Code 2010 edition, and be equipped with a complying
Fire Sprinkler system.
FIRE DEPARTMENT
43. Fire Department Review: Review of the 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.
44. Automatic Fire Sprinkler System Reauired: Approved automatic sprinklers are
required in all new and existing modified building s when the gross floor area exceeds
3,600 square feet or that are 3 or more stories in height. Exception: One-time
additions to existing buildings made after 01/01/2008 that do not exceed 500 gross
square feet. Note: Covered porches, patios, balconies, ant attic spaces may require
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 12
fire sprinkler coverage. A State of California licensed (C-16) Fire Protection
Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to the fire department for review and approval prior to beginning their
work. CFC Sec. 903.2, as adopted and amended by the City of Campbell Municipal
Code.
45. Potable Water Supplies: 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 or
record. Final approval of the system(s) under consideration will not be granted by the
fire department until compliance with the requirements of the water purveyor or
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.
46. Fire Apparatus (Ladder Truck) Access Roads Required: Provide access roadways
with a paved all weather surface, a minimum unobstructed width of 30 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 45 feet outside
and 31 feet inside, a maximum slope of 10%, and vehicle loading of 75,000 pounds.
Fire Ladder Truck Set Up Area(s) Option: Provide Fire Department Ladder Truck
Set Up Areas with a minimum unobstructed width of 30 feet and a minimum length of
60 feet. Area shall support 75,000 pounds of gross vehicle weight. Area shall be
paved or other engineered surtaces may be used with Fire Department Approval.
CFC Sec. 503.
47. Fire Ladder Truck Set Uo Areas Ootion: Provide Fire Department Ladder Truck Set
Up Areas with a minimum unobstructed width of 30 feet and a minimum length of 60
feet. Area shall support 75,000 pounds of gross vehicle weight. Area shall be paved
or other engineered surfaces may be used with Fire Department approval. CFC Sec.
503.
48. Emergencv Access: 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
intertere with the required access. CFC Sec. 1026.
49. Fire Lane Marking Reauired: Provide marking for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 13
to Local Government Standards and Fire Department Standard Details and
Specifications Sheet A-6.
50. Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner and parking shall not be allowed along roadways less than
28 feet in width. Parking may be permitted along one side of roadways 28-35 feet in
width. For roadways equal to or greater than 36 feet, parking will be allowed on both
sides of the roadway. Roadway widths shall be measured curb face to curb face, with
parking spaces on an 8 foot width.
51. Timing of Reauired 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.
52. 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.
CFC Sec. 505
PUBLIC WORKS DEPARTMENT
53. Final Map: Prior to issuance of any grading or building permits for the .project, the
applicant shall submit a final map for review by the City and recordation, upon
approval by the City, pay various fees/deposits and submit the map in digital format
acceptable to the City.
54. Preliminary Title Report: Prior to the issuance of any grading or building permits for
the site and upon submittal of the final map, the applicant shall provide a current
(within the past 6 months) Preliminary Title Report.
55. Right-of-Way for Public Street Purposes: Prior to the issuance of any grading or
building permits for the site and upon recordation of the final map, the applicant shall
fully complete the process to cause additional right-of-way to be granted in fee for
public street purposes along the Union Avenue frontage to accommodate a 30-foot
half street, unless otherwise approved by the City Engineer. The applicant shall
submit the necessary documents for approval by the City Engineer, process the
submittal with City staff's comments and fully complete the right-of-way process. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
56. Private Service Easement and Sidewalk Easement: Prior to the issuance of any
grading or building permits for the site and upon recordation of the final map, the
applicant shall grant a 10 foot public service easement on private property contiguous
with the public right-of-way along the Union Avenue frontage, unless otherwise
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 14
approved by the City Engineer. Additionally, the applicant shall grant alive-foot public
sidewalk easement on private property contiguous with the public right-of-way along
the Union Avenue frontage, unless otherwise approved 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.
57. Private Easements: Prior to the issuance of any grading or building permits for the
site and upon recordation of the final map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress
and egress, emergency vehicles, etc.
58. Demolition: Prior to issuance of any grading or building permits for the site and prior
to recordation of the final map, the applicant shall obtain a demolition permit to
remove any nonconforming structures.
59. Monumentation for Parcel Map: Prior to issuance of any grading or building permits
for the site and upon recordation of the final map, the applicant shall provide a cash
deposit for setting all monuments shown on the map. Monuments shall be set per
section 20.76.010 of the Campbell Municipal Code.
60. Street Improvements: Prior to issuance of any grading or building permits for the site
and upon recordation of the final map, the applicant shall execute a street
improvement agreement, shall 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 and location of all existing mature trees along the Union Avenue frontage.
These trees are to remain and must be protected during construction.
b. Relocation of all existing facilities, including utility boxes, covers, poles, etc.
outside the sidewalk area. No utility boxes, covers, poles, etc. will be allowed in
the sidewalk area.
c. Removal of the existing driveway approaches and necessary sidewalk, curb,
and gutter.
d. Removal of the existing street light.
e. Installation of City standard curb, gutter, sidewalk, and ADA compliant driveway
approach.
f. Installation of monument wells, as required by the City Engineer.
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
h. Installation of street lights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 15
i. Installation of traffic controls, stripes, and signs.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Submit final plans in a digital format acceptable to the City.
61. 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.
62. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a 10-year storm
frequency, prepare an engineered grading and drainage plan, and pay the required
grading and drainage plan review fee. Prior to occupancy, the design engineer shall
provide written certification that the development has been built per the engineered
grading and drainage plans.
63. NPDES Review Fee: Prior to the issuance of any grading or building permits for the
site, the applicant shall pay the required NPDES Review fee.
64. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site and prior to recordation of the final map, the applicant shall pay the required
Storm Drain Area fee of $2,385 per net acre.
65. 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.
66. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-way
line.
67. 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.
68. 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
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 16
installations. This section of Virginia Avenue has not been resurfaced during the last
five 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.
69. 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.
70. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any public improvements, the City
may add conditions to the development/project, at the discretion of the City Engineer,
to restore pavement or other public improvements to the satisfaction of the City.
71. Maintenance of Landscaping: Current and future owner(s) are required to maintain
the landscaped park strip 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.
72. 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.
Prior to the issuance of any grading or building permits and prior to recordation of the
final map:
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 17
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.
The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
73. Covenants, Conditions, and Restrictions: Provide copies of CC&R's for review by the
City prior to recordation of the final map and CC&R's.
74. Occuoancv 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.
WEST VALLEY SANITATION DISTRICT
75. Sewer connection: The applicant will be required to construct a privately maintained
on-site sewer to serve the six new parcels. This private sewer system must be design
and constructed in accordance with the district's public sewer standards. Pursuant to
district ordinance, code Section 10.130 "TIME OF PAYMENT OF SEWER
CONNECTION AND TREATMENT PLANT CAPACITY FEES", THE APPLCIANT IS
REQUIRED TO PAY ALL APPLICABLE FEES PRIOR TO THE ISSUANCE OF A
"Non-Interference' letter for the recordation of the Final Map.
City Council Resolution
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 18
AT8~T
76. Public Utility Easement: The applicant will be required to dedicate the common area
(that area not designated A1, A2, B1, B2, B3 or porch) as a Public Utility Easement in
order to provide service to the individual Lots.
PASSED AND ADOPTED this 19th day of February , 2013, by the following
roll call vote:
AYES: COUNCILMEMBERS: xotowski, Cristina, Baker, Waterman, Low
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
i
ABSTAIN: COUNCILMEMBERS: None .---, !'
c:~~' /
"
,'
>
Evan D. Low, Mayor
ATTEST:
Anne Bybee, City Clerk