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PC Res 4133RESOLUTION NO. 4133 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2013-06) TO ALLOW THE CONSTRUCTION OF 18 RESIDENCES ON PROPERTY LOCATED AT 45-81 KENNEDY AVENUE. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to File No. PLN2013-06: Environmental Finding 1. A Mitigated Negative Declaration has been prepared for this project concluding that there are no significant unmitigated impacts associated with this project, pursuant to the California Environmental Quality Act (CEQA). Evidentiary Findings 2. The density of the proposed project site is 19 units per gross acre, which is consistent with the existing General Plan land use designation of Medium Density Residential (14-20 units per gross acre). 3. The proposed project is consistent with the Planned Development Zoning Ordinance. 4. The site plan proposes the construction of eighteen residential units, each on individual lots. 5. The project provides a total of 40 parking spaces, 36 of which are covered. 6. The completed project would consist of eighteen new residences with a building coverage of 46%, landscaping coverage of 35% and paving coverage of 19%. 7. The proposed project will have a floor area ratio of 1.26. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development will clearly result in a more desirable environment and use of the land than would be possible under any other zoning district classification. 2. The proposed development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. Planning Commission Resolution No. 4133 PLN2013-06 - 45-81 Kennedy Ave -Recommending Approval of a Planned Development Permit Page 2 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts, which are consistent with the General Plan designation of the property. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a~ reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 6. There is a treasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environmenlt. THEREFORE, Bh_ IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2013-06) to allow the construction of 18 residences on property located at 45-81 Kennedy Avenue, subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED this AYES: Cornmissioners: NOES: Cornmissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: 28cn aay of January, 2014, by the following roll call vote: Dodd, Finch, Kendall, Resnikoff, Reynolds, Rich and Roseberry None None None APPROVED ~,~ ,/~ J f ATTEST: ' ' ~'~ ~ Paul ermoyan, Secretary /-~...~ ~ -'~..1~ Paul Resnikoff, Chair Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 1 Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Pirolect: Approval is granted for a Planned Development Permit to allow the construction of an eighteen unit residential development located at 45-&1 Kennedy Avenue. The building designs 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, prepared by Steve Young and Associates and stamped as received by the Planning Division on November 12, 2013. b. Tentative Vesting Subdivision Map prepared by Sterling Consultants, as received by the Planning Division on November 12, 2013, as modified under the Tentative Subdivision Map (PLN2013-007) Conditions of Approval. 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-yeah period or the Planned Development Permit shall be void. 3. 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. 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 Assistant Planner position, to ensure compliance with the mitigation monitoring and with the conditions oif approval specified herein. 5. Grading and Drainage Plans and Building Height: The maximum building height of each structure shall not exceed 36 feet from the pad height noted on the Grading and Utility Plan (Sheet C2), unless a lower building height has been approved for the specific parcel. Any variation in height that exceeds six (6) inches from the pad height elevations noted within the Preliminary Grading and Utility Plan shall be returned back to the Planning Commission for further consideration. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 2 6. Pad Certification: Following site grading and prior to preparation of individual building pad 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). 7. 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. 8. 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. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 3 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. 9. Park Impacl: Fee: A park impact fee, based on a density range of 13 to 21 units per gross acre, is due upon development of the site. Prior to recordation of the Final Subdivision Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. The fee is currently set at $7,023 per lot, less a credit for the three existing single-family residences. This fee is subject to change and the fee in effect at the time of payment shall be the fee due. 10. Below Market Rate Housing: In accordance with the City of Campbell Inclusionary Housing Ordinance, the applicant shall submit abelow-market rate (BMR) plan showing 15~% of units set aside as affordable prior to issuance of any building permit. Affordable units which are constructed within for-sale projects for owner-occupancy shall be sold at affordable ownership cost to low-income households and moderate- income households. The applicant shall enter into a below market housing agreement with the City for one (1) low-income unit and two (2) moderate income units. Distribution and location of the BMR units shall be to the satisfaction of the Community Development Director. 11. 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 all new and existing buildings 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. 12. 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. 13. 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 Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 4 sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 14. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of any 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. 15. On-Site Light: 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. 16. 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 Applicant shall submit a driveway and walkway detail and color sheet showing upgraded colored, stamped and textured concrete and pavers;, as shown on the approved site plan, for review and approval by Community Development Director prior to the issuance of a building permit. 17. Home Owner's Association and Covenants, Codes and Restrictions (CC&R's): Prior to recordation of the final 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 while allowing for each of the individual units to utilize any of the 15 approved color schemes. c. Definition of common areas to be maintained and provision of maintenance for these areas. d. Provision for the recordation of private open space easements between the residences to allow each residence adequate private open space, depicted as private patio areas on Sheet A0.1 of the approved project plans. The recorded easements shall define ownership, rights of use, allowable landscape or open space improvements and access rights for the subject property owners. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 5 e. Provision of a funding mechanism to ensure maintenance and upkeep of common areas. f. Provision to provide ongoing maintenance of the required private roadways, landscaping, and lighting as necessary. Graffiti removal from fences within a reasonable period of time. g. Provision that requires ongoing maintenance of 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. h. Provision for restrictions to the bioretention areas where no owner shall modify any Stormwater Treatment Areas on such residential lot. In addition, if any Owner becomes aware of damage to or disturbance of the stormwater facilities within the Stormwater Treatment Area on the Owner's Residential Lot that may require repair, such Owner shall notify the City's Public Works Department in a timely manner. i. Provision for regular monitoring and maintenance of the private sanitary system as described by the designing engineering, and as approved by the City Engineer. j. Provision for the availability of interior garage space for the parking of two vehicles at all times. k. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. I. An Acoustical Disclosure regarding adjacent Expressway generated noise shall be provided in the Covenant Codes & Restrictions for the project. 18. Contractor Contact Information Postinq: 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. 19. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 (Undergrounding of Utilities) of the Campbell Municipal Code. 20. 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. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 6 CEQA Mitigation Measures 21. Mitigation Measure AES-1: 1.1 Prior to recordation of the final subdivision map, the applicant shall submit a comprehensive landscape plan for the entire subdivision that shall specify landscape treatment for front yards, back yards, and stormwater retention areas. The pllan shall be consistent of with the City Landscaping Requirements (California Code of Regulations, Title 23, Ch. 2.7, Div. 2). 22. 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. 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. 23. Mitigation 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. 24. Mitigation 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 Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 7 left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner. 25. Mitigation Measure NOISE-1: 1.1 Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. ar~d 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. 1.2 Truck routes to and from the construction site shall be established to avoid access to the project site via residential streets where possible. 1.3 All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. 1.4 Unnecessary idling of internal combustion engines shall be strictly prohibited. 1.5 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. 1.6 Prior to the issuance of building permits, the project site shall be posted with the name <~nd 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. Building Division: 26. Permits Required: A building permit application shall be required for the proposed new Single-Family Dwellings and Townhome structures. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 27. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 28. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 29. 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. 30. 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. 31. Site Plan: ,Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 8 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. 32. 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 33. 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. 34. 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 toy the Building Official for approval prior to issuance of the building permits, in accordance with C.B.C Appendix 1, Section 107. Please obtain City of Campbell Special Inspection forms from the Building Inspection Division Counter. 35. 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: 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. 36. 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. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 9 The applicant should also consult with P.G. & E. concerning utility easements, distribution pole locations and required conductor clearances. 37. 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. 38. California Green Building Code: This proposed project shall comply with the mandatory requirements for new residential structures under the California Green Building Code 2010 edition. (Chapter 4) 39. Build It Green: Applicant shall complete and submit a "Build it Green: inventory of the proposed new single family project prior to issuance of building permit. 40. Stormwater Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels. 41. Automatic f=ire Sprinklers: This project shall comply with Section R313 of the California Residential Building Code 2010 edition, and each new dwelling shall be equipped with a complying Fire Sprinkler System. FIRE DEPARTMENT 42. 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. 43. Automatic F=ire Sprinkler System Required: Approved automatic sprinklers are required on all new residential buildings.. 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. NOTE: Covered porches, patios, balconies, and 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 this department for review and approval prior to beginning their work. Section R313.2 as adopted and amended by CBLMCA Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 10 44. Water Sueply Requirements: 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). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 45. Buildings and Facilities: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured bey an approved route around the exterior of the building or facility. 46. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20-feet, vertical clearance oi~ 13 feet 6 inches, minimum circulating turning radius of 36-feet outside and 23-feet inside, and a maximum slope of 15%. Fire apparatus access road shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all weather driving capabilities. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. The grade of the fire apparatus access road shall be within thE~ limits established by the fire code official based on the fire department's apparatus. The angles of approach and departure for fire apparatus access roads shall be within the limits established by the fire code official based on the fire department':> apparatus. The fire code official shall have the authority to require an increase in the minimum access widths where they are inadequate for fire or rescue operations. 47. Aerial Fire Apparatus Access Roads: Where required, buildings or portions of buildings or facilities exceeding 30-feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26-feet in the immediate vicinity of any building or portion of building more than 30-feet in height. At least one of the required access routes meeting this condition shall be Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 11 located within a minimum of 15-feet and maximum of 30-feet from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official For installation guide lines refer to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503.1.1, 503.2.2, 503.2.3, 503.2.4, 503.2.5, 503.2.7, 503.2.8. 48. Ground Ladder Access: Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. With 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. and 1029 NFPA 1932 Sec. 5.1.8 through 5.1.9.2 49. Marking: Where required by the fire code official, approved signs or other approved notices or rnarkings that include the words NO PARKING -FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained iin a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. CFC Sec. 503.3 and SCCFD SD&S A- 6 50. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC: Chp. 14 51. 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 52. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a final map for review by the City and recordation, upon approval by the City Council, pay various fees/deposits and submit the map in digital format acceptable to the City. 53. Covenants, Conditions, and Restrictions: Provide copies of CC&R's for review and approval by the City prior to recordation of the final map and CC&R's. CC&R's shall include restrictions to the bioretention areas where no owner shall modify any Stormwater Treatment Areas on such residential lot. In addition, if any Owner becomes aware of damage to or disturbance of the stormwater facilities within the Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 12 Stormwater Treatment Area on the Owner's Residential Lot that may require repair, such Owner shall notify the City's Public Works Department in a timely manner. 54. Preliminary Title Report: Upon submittal of the tract map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 55. Right-of-Way for Street Purposes: 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 Kennedy Avenue frontage to accommodate a 10-foot sidewalk arnd park strip from existing face of curb, 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. Public Service Easement: Upon recordation of the final map, the applicant shall grant a 5-foot public service easement on private property contiguous with the public right- of-way along the Kennedy 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: 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. Alley: Prior t.o recording of the final map, the applicant shall take all steps necessary and complete all processes necessary to incorporate the existing non-accepted alleyway into the adjacent developments, if legally permissible. This area will require utility easements for sanitary sewer and other public utilities. 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. 59. Demolition: Prior to recording of the final Map, the applicant shall obtain a Demolition Permit and remove any nonconforming structures. 60. Monumentation for Final Map: Prior to 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 including, but not limited to, setting permanent pipe monuments (three-fourths inch galvanized steel pipe two feet long approximately six inches below finished grade) at each boundary of all lot corners within a subdivision, along the exterior boundary lines at intervals of approximately five hundred feet and at all beginning of curves and Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 13 ending of curves on property lines, and monument boxes at intersections of all street monument line tangents. 61. Soils Report: Prior to recordation of final map, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 62. Grading anti Drainage Plan: Prior to issuance of any grading or building permits for the site, 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. 63. 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 $2,385 per net acre, which is $1,!38.00. 64. 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. 65. Undergrounding Street Frontage Utilities: All overhead lines along the project's public street frontage shall be installed underground per Section 21.18.140 of the Campbell Municipal Code. Applicant shall comply with all utility applications, plan submittals, permitting, and fee requirements of the serving utility companies. Prior to the recordation of the final map, the applicant shall submit a copy of the PG&E ,application and receipts for paid fees. 66. Water Mete_r~s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be relocated or 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 Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 14 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. Kennedy 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. Street Improvements: Prior to recordation of the final map, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City EngineE~r: a. Show location of all existing utilities within the new and existing public right-of- way. 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 existing driveway approaches and necessary sidewalk, curb and gutter along the entire frontage of Kennedy Avenue. d. Removal of existing street section to centerline. e. Installation of six (6) 15-gal Maple "Red Sunset" Acer Freemanii City street trees and irrigation at 30 feet on center. (Overhead Utilities are required to be undergrounded). f. Installation of City standard curb, gutter, 5-foot sidewalk, 5-foot turf park strip (no Emerald Carpet) and City Standard multi-residential detached ADA compliant driveway approach along the entire frontage of Kennedy Avenue. g. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by City Engineer. h. Installation of streetlights, conduits, conductors, and related facilities in accordance with the City of Campbell's Street Lighting Policies. Provide a copy of PG&E application and receipts of paid fees for street lights prior to recordation of the final reap. i. Installation of traffic controls, stripes, and signs. j. Installation of a monument box at intersections of all street monument line tangents. k. Construction of conforms to existing public and private improvements as necessary. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 15 I. Submit final plans in a digital format acceptable to the City. 70. 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. 71. 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. 72. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect public improvements, the City mayr add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 73. 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 acre 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 Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 16 preliminary sizing and design showing stormwater controls meet the City's requirements. 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: 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. They 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. 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. 74. stormwater Treatment Facility: The stormwater Treatment facilities shall meet the Santa Clara Valley Urban Runoff Pollution Prevention Program C.3 Handbook, April 2012 including, but not limited to, design and sizing guidelines such as: a. Bioretention areas should be set back from structures at least 10 feet or as required by the structural or geotechnical engineer. b. Surface of the bioretention area should be primarily flat, but elevations may vary as needed to distribute stormwater flows throughout the surface area. Edges may slope up to meet surrounding grade. Side slopes should not exceed 3:1. Proposed mortared cobble side slopes shall require approval from SCVURPPP. c. Surface ponding depths may vary with a 6-inch minimum depth and a maximum 12-inch depth. d. Provide cleanouts for drains in the bioretention area. Exhibit A Recommended Conditions of Approval Planned Development Permit - PLN2013-06 - 45-81 Kennedy Avenue Page 17 75. Deed Restrictions: Prior to recordation of the final map, the owner shall execute a deed restriction, or other document as approved by the City Engineer, that restricts property owners from modifying the area identified for stormwater treatment. 76. 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 (including, but not limited to, the undergrounding of the street frontage utilities) and accepted by the City, and the design engineer shall submit as-built drawings to the City. WEST VALLEY ,SANITATION DISTRICT OF SANTA CLARA COUNTY 77. Sewer Connection: The applicant will be required to install a privately maintained sewer system for the development. Such a sewer system shall be designed and constructed to the District Standard. The proposed sewer improvement plan must be reviewed and approved by the District Engineer. Pursuant to district ordinance, code Section 10.1130 "TIME OF PAYMENT OF SEWER CONNECTION AND TREATMENT PLANT CAPACITY FEES", the developer/owner is required to pay these fees prior to the recordation of the Final Map.