PC Res 4167RESOLUTION NO. 4167
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE VESTING SUBDIVISION MAP (PLN2013-339) TO
ALLOW A RESIDENTIAL SUBDIVISION CONSISTING OF 81 IN-FEE
TOWNHOME PARCELS, THREE APARTMENT PARCELS (FOR
RENTAL PURPOSES), AND ASSOCIATED COMMON PARCELS ON
PROPERTIES LOCATED AT 230, 280, 282, AND 290 (PORTION)
DILLON AVENUE; 466, 472, 482, AND 488 SAM CAVA LANE; AND
186 GILMAN 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. PLN2013-339:
Environmental Finding
1. On the basis of the Infill Environmental Checklist, and as supported by substantial
evidence, the project will not have a significant effect on the environment due to
mitigation measures adopted in a previous Environmental Impact Report (EIR),
application of uniformly applicable development policies, and incorporation of project-
specific mitigation measures agreed to by the project proponent, as specified by the
draft Mitigated Negative Declaration.
Evidentiary Findings
1. The proposed project ("project") is a planned residential development consisting of
81 townhome units (fee title ownership), 19 apartment (rental) units, and associated
on- and off-site improvements, as well as removal of existing on-site trees. The
project includes applications for a Planned Development Permit, Vesting Tentative
Subdivision Map, and a Tree Removal Permit.
2. The project site is a 4 '/z acre assemblage of ten properties, including three
associated with the former Biddle Roofing company, two encompassing the Haig
Precision machining company, four single-family rental properties, one property
developed with amulti-tenant industrial building, as well as a small (less than a
quarter acre) portion of the City's corporation yard.
3. The project site is generally located near the southeast intersection of Sam Cava
Lane and Dillon Avenue, abutting the Campbell Public Works Maintenance
Corporation Yard to the south and the Los Gatos Creek Trail to the west.
4. The project site is zoned P-D (Planned Development) as shown on the Campbell
Zoning Map.
Planning Commission Resolution No. 4167 Page 2
Recommending Approval of a Vesting Tentative Subdivision Map
File No.: PLN2013-339
5. The project site is designated Commercial/Med.-High Density Residential (14-27
units/gr. acre) and High Density Residential (21-27 units/gr. acre) as shown on the
Campbell General Plan Map. A portion of the project site is within the boundaries of
the South of Campbell Avenue (SOCA) Plan, as incorporated within the Campbell
General Plan Appendix Al-3.
6. The proposed Vesting Tentative Subdivision Map will allow creation of privately held
parcels for fee title ownership as well as common parcels to be improved with private
roadways, pedestrian pathways, guest parking spaces, recreational open space, and
landscaping.
7. The proposed Vesting Tentative Subdivision Map may be approved concurrently, and
subject to, a Planned Development Permit.
8. The proposed residential land use, at a density of 21 units/gr. acre, is consistent with
the allowable land use and maximum density permitted by the Commercial/Med.-
High Density Residential (14-27 units/gr. acre) and High Density Residential (21-27
units/gr. acre) General Plan land use designations.
9. The Vesting Tentative Subdivision Map has been distributed to local agencies,
including Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley
Transportation Authority and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the proposed lots. Specific
comments from local agencies have been incorporated as Conditions of Approval.
10. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
11. Prior to recordation of a Tract Map, the applicant shall enter into an Inclusionary
Housing Agreement to provide below market rate units in compliance with the City of
Campbell Inclusionary Housing Ordinance.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed Vesting Tentative Subdivision Map is consistent with the General Plan
and Zoning Ordinance of the City.
2. The proposed Vesting Tentative Subdivision Map does not impair the balance
between the housing needs of the region and the public service needs of its residents
and available fiscal and environmental resources.
3. The design of the Vesting Tentative Subdivision Map provides, to the extent feasible,
for future passive or natural heating and cooling opportunities.
Planning Commission Resolution No. 4167 Page 3
Recommending Approval of a Vesting Tentative Subdivision Map
File No.: PLN2013-339
4. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented 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
environment.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Tentative Vesting Subdivision Map (PLN2013-339) to allow a residential subdivision
consisting of 81 in-fee townhome parcels, three apartment parcels (for rental purposes),
and associated common parcels, subject to the attached recommended Conditions of
Approval (attached Exhibit A).
PASSED AND ADOPTED this 23rd day of September, 2014, by the following roll call
vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Finch, Kendall, Reynolds, and Rich
Dodd and Young
None
Resnik~ff
APPROVED
--~,
~ ,
'~
ATTEST: ~~; `--'
-=~~~ --
Paul Ke~moyan, Secretary
F
Pamela Fi ch, /~cting Chair
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Tentative Vesting Subdivision Map (PLN2013-339)
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 Project: Approval is granted for a Vesting Tentative Subdivision Map
(PLN2013-339) to allow a residential subdivision consisting 81 in-fee townhome
parcels, three apartment parcels (for rental purposes), and associated common
parcels in conjunction with a Planned Development Permit (PLN2013-337), and a
Tree Removal Permit (PLN2014-191), on properties located at 230, 280, 282, and
290 (portion) Dillon Avenue; 466, 472, 482, and 488 Sam Cava Lane; and 186
Gilman Avenue.
The Tract Map shall substantially conform to the Tentative Vesting Subdivision Map
(and associated civil sheets), included within the Revised Project Plans, dated as
received by the Planning Division on September 9, 2014, except as may be modified
by the Conditions of Approval herein and as necessary to maintain consistency with
the revised site plan configuration pursuant to Condition of Approval No. 6 of the
Planned Development Permit.
2. Approval Expiration: The Vesting Tentative Subdivision Map approval is valid for a
period of two years from the date of final City Council approval unless an extension is
granted prior to the expiration date. Recordation of a Tract Map must occur within this
two-year period.
3. Indemnity: If determined necessary by the Community Development Director, the
applicant shall enter into an agreement satisfactory to the City Attorney to indemnify
and defend the City of Campbell, its officers, officials, employees, and agents from
any and all actions, liabilities, losses, and torts, including attorney's fees arising out of
or connected unto any challenge to the decision of the City Council on this
application. Such agreement shall be executed within the 30 days of the Community
Development Director's decision to require it.
4. Traffic Calming: Prior to preparation of off-site improvement plans, the applicant shall
discuss with the Public Works Department the potential to install traffic calming
measures/devices along Dillon Avenue and Sam Cava Lane (e.g., "speed bumps" or
speed warning signs) as may be deemed appropriate by the City Engineer. Should the
City determine that traffic calming is warranted, such improvements will be required to
be performed by the applicant as prescribed by Condition of Approval No. 29.
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 2
5. Planned Development Permit: The Vesting Tentative Subdivision Map is contingent
upon approval of the Planned Development Permit (PLN2013-337). A Tract Map may
not be recorded if the Planned Development Permit expires or is revoked by the City
Council.
6. Park Impact Fee: A park impact fee is due upon development of the site, based on
the development density of 21 to 27 units per gross acre, less credit for legally
constructed units. Prior to recordation of the Tract 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 $7,026 per unit. This fee is subject to change and the fee in effect
at the time of payment shall be the fee due.
7. Planning Mitigation Monitoring Fee: Prior to issuance of a demolition permit, the
applicant shall pay a $2,000.00 deposit to cover the actual staff cost to ensure
compliance with the mitigation monitoring.
8. Demolition of Structures: Prior to recordation of the Tract Map the applicant shall
obtain a demolition permit for the demolition of all existing structures. The following
measures shall be implemented during the demolition process to ensure that bats
and bird are not harmed or killed as a result of the project.
Mitigation Measure 810-1: Project-related activities that occur during the breeding
season could be constrained in the vicinity of any active nests. If tree removal or
ground disturbance activities are scheduled to commence during the breeding
season (February 1st through August 31st), pre-construction nesting bird surveys
should be conducted by a qualified biologist to identify possible nesting activity within
15 days prior to such activities. A construction-free buffer of suitable dimensions
must be established around any active raptor and migratory bird nest (up to 250 feet,
depending on the location and species) for the duration of the project, or until it has
been determined that the chicks have fledged and are foraging independently from
their parents.
Mitigation Measure 810-2:
a. Within 30 days prior to the demolition of the four homes along Sam Cava Lane,
and their associated outbuildings, apre-construction survey will be conducted to
confirm that the existing conditions of the homes have not changed. If existing
conditions have not changed, no further surveys will be required.
b. If existing conditions have changed and the biologist observes that one or more
structures have openings that could provide entry for bats, then a more detailed
bat survey will be conducted by a qualified biologist within all structures that
provide potential openings for bats to enter. If no bats are found, then no further
mitigations will be required. If roosting bats are found to be present, the following
additional measures will be required:
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 3
c. If anon-breeding bat colony is found within any of the structures, the individuals
will be humanely evicted via the partial dismantlement of the buildings prior to
demolition under the direction of a qualified bat specialist to ensure that no harm
or "take" would occur to any bats as a result of demolition activities.
d. If a maternity colony is detected in the structures, then aconstruction-free buffer
should be established around the structure as determined by the biologist and
remain in place until it has been determined that the nursery is no longer active.
Demolition should preferably be done between March 1st and April 15th or August
15th and October 15th to avoid interfering with an active nursery.
9. 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 secured by having windows boarded up and doors sealed
shut, or be demolished or removed from the property.
10. Below Market Rate Housing: In compliance with CMC 21.24 (Inclusionary Housing
Ordinance), the developer shall enter into an inclusionary housing agreement
("Agreement") with the City to provide twelve (12) townhome units at below market
rate prices to moderate-income households. Six (6) of the units shall be three-
bedroom units and six shall be four-bedroom units. However, the four-bedroom units
shall be priced as three-bedroom units (assumed 4-person household size).The BMR
units shall be reasonably dispersed throughout the project and be comparable to the
design of the market-rate units in terms of appearance, materials and finished quality,
as determined by the Community Development Director. The applicant shall pay a
fee of $1,229 to cover the staff cost for preparation of the Agreement. The
Agreement shall be executed and recorded prior to recordation of the Tract
Map.
11. Covenants, Codes and Restrictions (CC&R's): Prior to issuance of recordation of the
Tract Map, the applicant shall submit for review and approval by the City a copy of
the draft CC&R's which shall include the following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property.
b. Continued architectural controls to ensure the architectural integrity of the project.
c. Definition of common areas to be maintained and provision of maintenance for
these areas.
d. Provision which shall define the rights of use, allowable landscape or open space
improvements.
e. Provision of a funding mechanism to ensure maintenance and upkeep of common
areas.
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 4
f. Provision to provide ongoing maintenance of the required private roadways,
landscaping, and sound walls as necessary. Graffiti removal from sound walls and
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 regular monitoring and maintenance of the stormwater system, in
accordance with the manufacturer's recommendations.
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 vehicles at
all times.
k. Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
Provision to prohibit vehicle washing, and vehicle repair and maintenance
activities in the project site, including, but not limited to garages and common
parking areas.
m. Provision that requires that all landscaping, including but not limited infiltration
plantings, be maintained as depicted on the final landscaping plan. Edible
landscaping (e.g., fruit and nut bearing trees and shrubs), as required by the
approved Landscaping Plan, shall be provided and maintained.
n. Provision guaranteeing equal access to all common facilities and amenities by all
residents (renters and homeowners) of the project.
o. Provision requiring owner-occupancy for a minimum of one year prior to rental of
a unit. The Community Development Director may approve an alternative
mechanism to implement this standard as determined appropriate by the City
Attorney.
PUBLIC WORKS DEPARTMENT
Please note that building permit and grading permit will not be issued until all Public Works
Conditions of Approval have been satisfied. These Conditions of Approval are a
supplement to the Civil plans dated September 4, 2014 and the Tentative Map dated
September 8, 2014 both prepared by Civil Engineering Associates. The plans are not
approved for construction. Further plan checking by Public Works will be required post
entitlement.
12. Sale of City Property /Lot Line Adjustment /Storm Drain Easement /Maintenance
Agreement: Upon submittal of the Final Map, the applicant shall concurrently submit
the following:
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 5
a. All necessary documentation to facilitate the City's review and approval of the
Purchase Agreement for the sale and transfer of a portion of the City's
Corporation Yard property at 290 Dillon Avenue to the project.
b. An application for the lot line adjustment needed to facilitate the sale and
transfer of the City property identified in the Purchase Agreement. Prior to
recordation of the Final Map, the applicant shall have completed the lot line
adjustment process and have it ready to record in advance of recordation of
the Final Map.
c. All necessary documentation to facilitate the City's review and approval of the
Storm Drain Easement over the City's Corporation Yard property at 290 Dillon
Avenue for the benefit of the project.
13. Response Letter: Upon submittal of the Tract Map, the Street Improvement Plans
and the Grading and Drainage Plans, the applicant shall provide an itemized
response letter verifying that all the Public Works Conditions of Approval have been
met or addressed.
14. Final (Tract) Map: Prior to issuance of any 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 a
digital format acceptable to the City.
15. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the
City prior to recordation of the Final Map and CC&Rs. Maintenance of the stormwater
treatment facilities shall be part of the CC&Rs and be the responsibility of the
Homeowner's Association.
16. Right-of-Way for Public Street Purposes: As shown on the Tentative Map, with
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 Dillon
Avenue frontage to accommodate the cul-de-sac at the terminus of Dillon Avenue, as
well as additional right-of-way on Dillon Avenue and Sam Cava Lane as shown on
the Tentative Map, unless otherwise approved by the City Engineer.
17. Public Service Easement: Upon recordation of the Final Map, the applicant shall
grant the necessary public service easements contiguous with the public right-of-way
along the Dillon Avenue and Sam Cava Lane frontages as indicated on the Tentative
Map.
18. 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.
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 6
19. Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
20. 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
ending of curves on property lines, and monument boxes at intersections of all street
monument line tangents.
21. Soils Report: Upon submittal of the Final Map, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
22. Grading and Drainage Plan: Prior to recordation of the Final Map, the applicant shall
conduct hydrology studies based on a ten-year storm frequency, prepare an
engineered grading and drainage plan, and pay fees required to obtain necessary
grading permits. Prior to occupancy, the design engineer shall provide written
certification that the development has been built per the engineered grading and
drainage plans. In addition, a plan review letter will be required of the Geotechnical
engineer for the entire grading and drainage system which should include but is not
limited to a review of the proposed infiltration.
23. Storm Drainage System: Construction of 48" RCP storm drain main along the
northerly property line between the existing manhole in the sidewalk of Gillman
Avenue and a new manhole constructed by the applicant before the existing outfall to
Los Gatos Creek.
24. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay
the required Storm Drain Area fee, currently set at $2,385.00 per net acre, less any
previous payments.
25. 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.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 7
26. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
27. 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.
28. 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. Dillon Avenue and Sam Cava Lane have not been reconstructed or
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
29. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
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 Engineer:
Dillon Avenue
d. Show location of all existing utilities within the new and existing public right of
way.
e. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
f. Removal of existing driveway approaches and necessary sidewalk, curb and
gutter.
g. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center to supplement existing street trees deemed to be in good condition.
h. Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approach. Installation of engineered structural pavement section to
centerline if damaged during construction.
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 8
i. Construction of cul-de-sac at the terminus of the Dillon Avenue as required by
the City Engineer.
j. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
k. Installation and/or relocation of streetlights, conduits, conductors and related
facilities in accordance with the City of Campbell's Street Lighting Policies.
I. Installation of traffic control, stripes and signs.
m. Construction of conforms to existing public and private improvements, as
necessary.
n. Submit final plans in a digital format acceptable to the City.
Sam Cava Lane
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Removal of existing driveway approaches and necessary sidewalk, curb and
gutter.
d. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center to supplement existing street trees deemed to be in good condition.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approach. Installation of engineered structural pavement section to
centerline if damaged during construction.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Installation and/or relocation of streetlights, conduits, conductors and related
facilities in accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, stripes and signs.
i. Construction of conforms to existing public and private improvements, as
necessary.
j. Submit final plans in a digital format acceptable to the City.
30. Street Improvements Completed for 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 and pavement restoration
installed and accepted by the City, and the design engineer shall submit as-built
drawings to the City. In the event that construction is phased, the applicant shall have
the street improvements needed for each phase completed prior to allowing occupancy
for that phase. Prior to allowing occupancy of the final phase, the applicant shall have
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 9
all street improvements and pavement restoration installed and accepted by the City,
and the design engineer shall submit as-built drawings to the City.
31. Maintenance of Landscaping Owner(s), current and future Homeowner's
Association 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.
32. 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.
33.Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
34. 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 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.
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2013-339
Page 10
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance
with the approved plans.
2. The as-built drawings show all pertinent constructed dimensions,
elevations, shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal
regulations.
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.
35. Traffic: Upon recordation of the Final Map, the applicant shall contribute $15,000
towards the installation of emergency vehicle preemption equipment and associated
conduits and conductors at the intersection of Campbell Avenue and Gilman Avenue.
Install red curbs as described in the Transportation Impact Analysis Report prepared
by W-Trans.
36. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building or the recordation of the Final Map, the applicant
shall obtain a clearance from the SCVWD. Exceptions for demolition and associated
grading activities may be approved by the City Engineer.
37. State General Construction Activity Permit: Prior to issuance of any grading or
building permits, the applicant shall comply with the State General Construction
Activity Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP.
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
38. Sewer connection: The applicant will be required to abandon all existing sewer
connections and construct a new privately maintained sewer system for the new
homes. This private sewer system must be designed and constructed to the district's
public sewer standard. Pursuant to district ordinance, code Section 10.130 the
applicant is required to pay all applicable fees prior to the issuance of a "Non-
interference" letter for the recordation of the final map.