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PC Res 4174RESOLUTION NO. 4174 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE, CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2014-140) TO ALLOW THE CONSTRUCTION OF A MIXED-USE PROJECT WITH DENSITY BONUS PARKING STANDARDS (16 RESIDENTIAL CONDOMINIUM UNITS AND 3,200 SQUARE FEET OF GROUND FLOOR RETAIL SPACE) ON PROPERTIES LOCATED AT 2295 AND 2305 S. WINCHESTER BOULEVARD. 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 Cammission finds as follows with regard to File No. PLN2014-140: Environmental Finding An Initial Study has been prepared for the project which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment. The project proposes to allow construction of a mixed-use project (16 residential condominium units and 3,200 square-feet of ground floor retail space) on properties located at 2295 & 2305 S. Winchester Boulevard. Evidentiary Findings 2. The proposed project ("project") is a mixed-use project with density bonus parking standards (16 residential condominium units and 3,200 square-feet of ground floor retail space), as well as removal of existing on-site trees. The project includes applications for a Planned Development Permit (PLN2014-140), Vesting Tentative Subdivision Map (PLN2014-141), Zoning Map Amendment (PLN2014-142), Tree Removal Permit (PLN2014-143), and Mitigated Negative Declaration (PLN2014-144). 3. The project site is a .56 net acre assemblage of two properties. 4. The project site is generally located at the southwest corner of South Winchester Boulevard and EI Caminito Avenue, abutting asingle-family residence to the west and a small retail center to the south. 5. The project site is zoned P-D (Planned Development) as shown on the Campbell Zoning Map and will be rezoned to C-PD (Condominium Planned Development). Planning Commission Resolution No. 4174 Page 2 Recommending Approval of a Planned Development Permit File No.: PLN2014-140 6. The project site is designated Central Commercial as shown on the Campbell General Plan Map. The project site is within the boundaries of the Winchester Boulevard Master Plan. 7. The proposed Planned Development Permit will allow construction of construction of a mixed-use project (16 residential condominium units and 3,200 square-feet of ground floor retail space). 8. The proposed Planned Development Permit may be approved concurrently, and subject to, a Vesting Tentative Subdivision Map, and Zoning Map Amendment. 9. The proposed residential land use, at a density of 18 units/gr. acre, is consistent with the allowable land use and maximum density permitted by the Central Commercial (27 units/gr. acre) General Plan land use designations. 10. The project would be consistent with the following General Plan policies and strategies: • Strategy LUT-1.5a: Transit-Oriented Development: Encourage transit-oriented developments including employment centers such as office and research and development facilities and the city's highest density residential projects by coordinating the location, intensity, and mix of land uses with transportation resources, such as Light Rail. • Goal LUT-2.1: Encourage the use of alternative transportation such as ridesharing, public transit, walking and bicycling to reduce reliance on automobile use. • Strategy LUT-2.11: Transit-Oriented Development: Coordinate with regional transportation agencies including \/TA and the Metropolitan Transportation Commission (MTC) to improve public transportation service and promote public transit as a viable alternative to driving, particularly within the Priority Development Areas (PDA). • Strategy LUT-2.4a: Full range of Land Uses: Provide for a full range of land uses within the City, and for mixed-uses within specific development projects. • Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for and maintenance of a variety of residential densities to offer existing and future residents of all income levels, age groups and special needs sufficient opportunities and choices for locating in Campbell. • Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian friendly residential neighborhoods with identifiable centers and consistent development patterns and a range of public and private services. • Strategy LUT-5.3a: Commercial Design Guidelines: Establish commercial and mixed-use design guidelines to ensure attractive and functional buildings and site design, and to ensure compatibility with adjacent land uses. • Strategy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are mixed whether horizontally or vertically with non-residential uses. • Strategy LUT-5.3j: Winchester Boulevard Plan: Develop an Area Plan for Winchester Boulevard. The Area Plan should address specific boundaries, mix of uses, street amenities, landscaping, building and site design. 11. The City's Housing Element, Policy H-4.3, encourages projects located within '/4 mile of alight-rail station to be developed with at least 75% of the maximum allowable density. Although the project at 18 units per gross acre does not meet this minimum density (20 Planning Commission Resolution No. 4174 Page 3 Recommending Approval of a Planned Development Permit File No.: PLN2014-140 units per gross acre would meet the 75% of the maximum allowable), the project will achieve the provision of housing that will likely benefit from its proximity to light rail, and therefore, help to achieve the General Plan's goals to reduce greenhouse gas emissions and provide for alternative modes of transportation than cars. • Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of land, the City encourages residential development that is proposed near existing light rail stations (within %4 mile radius) and/or within the boundaries of the Winchester Boulevard Plan and East Campbell Avenue plan areas, to achieve at least 75 percent of the maximum General Plan Land Use category densities. 12. The project proposes 16 retail parking spaces and 26 residential parking spaces, where 16 retail and 26 residential parking spaces are required. 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. 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 reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. The residential project is eligible for a density bonus and any concessions, incentives, waivers, modifications, or reduced parking standards requested; conforms to all standards for affordability included in this chapter; and includes a financing mechanism for all implementation and monitoring costs. 8. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation if required by Section 21.20.110. 9. If the density bonus is based all or in part on dedication of land, the approval body has made the findings included in Government Code Section 65915(h). Planning Commission Resolution No. 4174 Page 4 Recommending Approval of a Planned Development Permit File No.: PLN2014-140 10. If the density bonus, incentive, or concession is based all or in part on the inclusion of a childcare facility, the approval body has made the finding included in Government Code Section 65915(1). 11. If the incentive or concession includes mixed use buildings or developments, the approval body has made the finding included in Section 21.20.110(4)(g). 12. If a waiver or modification is requested, the applicant has shown that the waiver or modification is necessary to make the housing units economically feasible by providing appropriate financial analysis and documentation as described in Section 21.20.110(5), and that the development standards will have the effect of precluding the construction of the residential project at the densities or with the incentives or concessions permitted by this section. 13. 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 Planned Development Permit (PLN2014-140) to allow construction of a mixed-use project with Density Bonus parking standards (16 residential condominium units and 3,200 square-feet of ground floor retail space), subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 11~h day of November, 2014, by the following roll call vote: AYES: Commissioners: Finch, Kendall, Resnikoff, Reynolds, and Rich NOES: Commissioners: None ABSENT: Commissioners Dodd and Young ABSTAIN: Commissioners: None APPROVED: ~~ ~~ ~/ ' Paul Resnikoff, Chair ATTEST: ~~ ~ Paul Ker oyan, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Planned Development Permit (PLN2014-140) 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 Approved Project: Approval is granted for a Planned Development Permit (PLN2014- 140) to allow construction of a mixed-use project with density bonus parking standards (16 residential condominium units and 3,200 square-feet of ground floor retail space), in conjunction with, and subject to a Tentative Vesting Subdivision Map (PLN2014- 141), Zoning Map Amendment (PLN2014-142) and a Tree Removal Permit (PLN2014- 143), on property located at 2295 and 2305 S. Winchester Boulevard. The project shall substantially conform to the Project Plans (including architectural, civil, and landscaping sheets), dated as received by the Planning Division October 23, 2014, and Color and Material Sheet dated as received by the Planning Division on May 29, 2014, except as may be modified by the Conditions of Approval herein 2. Permit Expiration: The Planned Development Permit is valid for a period of two years from the date of final City Council approval. A building permit must be obtained within this two-year period or the Planned Development Permit shall be void. 3. Parking: The project shall provide a total of 42 parking spaces on site that are comprised of 26 parking spaces reserved and dedicated for the residential units (one designated parking space for each one-bedroom unit and two designated parking spaces for each two bedroom unit) and 16 surface level parking spaces for the retail commercial use. A portion of retail parking spaces may be designated as guest parking to accommodate residential guests, or resident parking after hours. However, retail parking spaces shall not be allocated or otherwise reserved for specific retail tenants nor shall residential parking spaces be sold or rented separately from the residential units. All residential vehicles registered to residents (owners or renters) of the community shall be identified by a parking pass adhered to the respective vehicles. 4. Delivery Hours: Commercial Deliveries shall be restricted to 8 a.m. to 7 p.m., Monday through Saturday. No deliveries shall be permitted on Sunday. 5. Commercial Trash Collection: Trash collection for the retail tenants shall occur consistent with residential collection (i.e., same time period). Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 2 6. Allowable Uses: All retail uses shall require approval of an Administrative Planned Development Permit. However, restaurants, including cafes, are prohibited and shall not be approved by the Community Development Director. 7. Tract Map: The Planned Development Permit approval is contingent upon recordation of the Tract Map to divide the subject property. The Tract Map shall be recorded prior to the issuance of building or grading permits. 8. Architectural Refinements: Architectural refinements to the project that would not substantially alter the design as determined by the Community Development Director, may be administratively reviewed and approved by the Community Development Director as part of the review of construction plans for a building permit. 9. Inclusionary & Density Bonus Below Market Rate Housing: In compliance with CMC 21.24 (Inclusionary Housing Ordinance), and CMC 21.20 (Density Bonus and Other Incentives for Affordable Residential Units...) the developer shall enter into a below market rate housing agreement ("Agreement") with the City. As the applicant is seeking to rent the 16 residential units, but also condominiumize the units to prepare units for eventual sale, the following requirements, and below market rate unit allocations, shall be outlined in the "Agreement" for each phase of ownership: Rental Phase -During which time the residential units are rented, there shall be a minimum of two units designated as affordable very-low income residents (2 very low). For-Sale (Ownership) Phase -During which time the units are sold, there shall be a minimum of one unit designated as affordable to very-low income residents and one additional unit designated as affordable to moderate income residents (1 very low; 1 moderate). 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 10. Required Revisions to Plans: The construction and on-site improvement plans submitted for building and grading permits shall incorporate the following revisions: a. Building Height: The plans shall be revised to either remove the rear dormer elements that exceed the building height or limit the ceiling heights underneath the dormers to the maximum plate height. b. Durable Materials: The plans shall be revised to indicate stone wainscoting. c. Storefront Glazing: The plans shall be revised to indicate a clear, unobstructed glass storefront for all retail tenant spaces. Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 3 d. Directional Signs: The plans shall be revised to indicate the location of signage directing residents, customers, and employees of the development exiting out of the EI Caminito Driveway to be directed to the right towards Winchester Boulevard. e. Landscape Planters: Small landscape planters shall be placed in front of the arched window columns to ensure storefront visibility will not be diminished. Balconies: Balconies facing Winchester Boulevard shall be revised to indicate open railing systems, whereas balconies at the rear of the building shall have solid railings. g. Bio-Retention Area: The bio-retention area shall be relocated and/or modified to accommodate the screening trees noted below. h. Privacy: The project plans shall be revised to indicate a solid 8-foot high fence with screening trees along the westerly property line adjacent with the neighboring residential property. i. Conditions of Approval: The conditions of approval shall be stated in full in the construction plans. Right Turn Island: Installation of a right-turn island within the EI Caminito driveway curb-cut shall be required if determined necessary after review and consideration by the City Engineer. 11. Landscaping Plan: The construction drawings for a building permit shall include a "final" landscaping plan, including irrigation details and associated calculations, in compliance with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations as adopted by the Campbell water-efficient landscape guidelines. All replacement trees required by the Tree Removal Permit shall be noted as such. 12. Equal Access: As codified within the project's CC&Rs, the Home Owners Association shall maintain equal access to all common facilities and amenities by all residents (renters and homeowners) of the project. 13. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. 14. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). However, lighting along the private roadways shall be of sufficient illumination to ensure the security of the development. 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. Lighting fixtures shall Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 4 be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 15. 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 approved plan (grade, pad and drainage). 16. Residential Address Identification: The applicant shall submit a detail sheet showing uniform residential address identification material type and location on the building wall for review and approval by the Community Development prior to the issuance of Building Permits. In order to obtain approval, numbers or addresses shall be placed on 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. 17. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 18. Stormwater and Gradina Requirements: The project shall comply with City stormwater and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more specifically itemized in the Public Works Department Conditions of Approval for the Tentative Vesting Subdivision Map. 19. 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. 20. Human Remains: 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 in compliance with § 7050.5 of the California Health and Safety Code and § 5097.94 of the California Public Resources Code. 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, Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Paae 5 being left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner. 21. Construction Activity: The following standards shall apply to construction of the project: Mitigation Measure AIR-1: The project applicant shall ensure that construction plans include the BAAQMD Best Management Practices for fugitive dust control. The following will be required for all construction activities within the project area. These measures will reduce fugitive dust emissions primarily during soil movement, grading and demolition activities, but also during vehicle and equipment movement on unpaved project sites: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All streets, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of CCR). Clear signage shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. A publicly visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. • Construction Hours (CMC 18.04.052): Construction activity shall be limited to the hours of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of construction shall be nine a.m. and four p.m. There shall be no construction activity on Sundays or National Holidays. Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 6 Construction Noise (CMC 18.04.052): No loud environmentally disruptive noise over fifty dbs., such as air compressors without mufflers, continuously running motors or generators, loud playing musical instruments or radios will be allowed during the authorized hours of construction, Monday through Saturday, where such noise may be a nuisance to adjacent residential neighbors. Such nuisances shall be discontinued. 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. Building Division 22. Permits Reauired: A building permit application shall be required for each proposed new townhouse living unit and/or structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 23. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 24. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 25. 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. 26. Soils Report: As required by the CMC Sec. 21.18.130 all new development shall conform to the California Building Code provisions regarding engineering and geotechnical analysis. 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. 27. 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. 28. 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 Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 7 b. finish floor elevation (first floor) c. foundation corner locations 29. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well. 30. 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 Section 106. Please obtain City of Campbell Special Inspection forms from the Building Inspection Division Counter. 31. 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. 32. 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. 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. d. Bay Area Air Quality Management District (Demolitions Only) e. San Jose Water Company (279-7900) 33. 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. 34. 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. Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 8 Fire Department 35. Fire Review: Review of this Developmental 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. 36. Automatic Fire Sprinkler System Required: Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. An automatic sprinkler system shall be provided throughout all new buildings and structures. Exception: Group A, B, E, F, I, L, M, S and U occupancy buildings and structures that do not exceed 1,000 square feet of building area. 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 903.2 as adopted and amended by CBLMC. 37. Water Supply Requirement: 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. 38. Standpipes: Standpipe systems shall be installed where required by Sections 905.3.1 through 905.3.11.1. Standpipe systems are allowed to be combined with automatic sprinkler systems. Exception: Standpipe systems are not required in Group R-3 occupancies. [F] 905.3.1. Height. In other than Group R-3 and R-3.1 occupancies, Class III standpipe systems shall be installed throughout each floor where any of the following occur: 1. Buildings where the floor level of the highest story is located more than 30 feet (9144 mm) above the lowest Level of fire department vehicle access. Recommended Conditions of Approval Planned Development Permit - PLN2014-140 Page 9 2. Buildings that are four or more stories in height. 3. Buildings where the floor level of the lowest story is located more than 30 feet (9144) below the highest level of fire department vehicle access. 4. Buildings that are two or more stories below the highest level of fire department vehicle access. CFC Sec. 905 39. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Authority. 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. AERIAL FIRE APPARATUS ACESS ROADS: 1. Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) 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 aerial fire apparatus roadway. 40. 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. 33. 41. Marking: Where required by the fire code official, approved signs or other approved notices or markings 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 in a clean and legible condition at all times and replaced or repaired when necessary to provide adequate visibility. CFC Sec. 503.03 Public Works Department 42. Tentative Vesting Subdivision Map: All Conditions of Approval of the Vesting Tentative Subdivision Map (PLN2014-141) shall be implemented and fulfilled to the satisfaction of the City Engineer.