PC Res 4092RESOLUTION NO. 4092
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL
GRANT 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 Planning Commission 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.
Planning Commission Resolution No.4092
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Extension of Approval of a Planned Development Permit (PLN2007-44)
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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 2°d 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 Planning Commission 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 Planning Commission recommends that the City
Council approve an Extension of Approval (PLN2012-156) of a previously approved Planned
Development Permit (PLN2007-44) for afive-unit townhome development on property owned by
Heritage Realty Group, located at 258-268 Union Avenue in a P-D (Planned Development) Zoning
District.
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
Planning Commission Resolution No.4092
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 3
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 Protect: 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. ~ersession of Previous Conditions of Approvals: 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.
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:
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Extension of Approval of a Planned Development Permit (PLN2007-44)
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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.
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 Man: 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.
11. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
Planning Commission Resolution No.4092
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Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 5
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 approval by the Community
Development Director prior to the issuance of building permits.
14. Parking and Driveway: 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.
Planning Commission Resolution No.4092
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Extension of Approval of a Planned Development Permit (PLN2007-44)
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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 & Retainin 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. Utility 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 Li tin.: 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 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]
Planning Commission Resolution No.4092
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Extension of Approval of a Planned Development Permit (PLN2007-44)
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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]
1. 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:
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 pr
Planning Commission Resolution No.4092
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Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 8
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.
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
Planning Commission Resolution No.4092
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 9
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.
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 Energy 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.
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Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 10
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 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.
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Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 11
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 Required: 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 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 surfaces may be used with Fire
Department Approval. CFC Sec. 503.
47. Fire Ladder Truck Set Up Areas 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
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Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 12
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. Emer ency 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 interfere with the required access.
CFC Sec. 1026.
49. 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.
50. Parkin Along; Roadway: 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 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.
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. Ri t-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
Planning Commission Resolution No.4092
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Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 13
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 approved by the City Engineer. Additionally, the
applicant shall grant afive-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.
Planning Commission Resolution No.4092
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 14
h. Installation of street lights, conduits, conductors and related facilities in accordance with the
City of Campbell's Street Lighting Policies.
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 Draina eg Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10-year storm frequency, prepare an
engineered grading and drainage plan, and pay 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 publicright-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 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.
Planning Commission Resolution No.4092
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 15
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:
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:
Planning Commission Resolution No.4092
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 16
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. 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.
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.
AT&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.
Planning Commission Resolution No.4092
PLN2012-156 - 258/268 Union Avenue
Extension of Approval of a Planned Development Permit (PLN2007-44)
Page 17
PASSED AND ADOPTED this 22°d day of January 2013, by the following roll call vote:
AYES: Commissioners: Brennan, Finch, Gibbons, Razumich, Resnikoff and Reynolds
NOES: Commissioners: None
ABSENT: Commissioners Roseberry:
ABSTAIN: Commissioners: None
/~-~~ ~ APPROVED:
i
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ATTEST: ~~ fir' ~i ~ ~~
Paul Kermoy~n Acting Secretary
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Philip C. Reyno ds, Chair