CC Resolution 11758RESOLUTION NO. 11759
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING 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 City Council 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
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 fora 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.
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)
City Council Resolution
Approval of a Planned Development Permit
File No PLN2014-140
Page 2
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.
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).
The proposed Planned Development Permit may be approved concurrently and
subject to a Vesting Tentative Subdivision Map and Zoning Map Amendment.
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.Sa: 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 VTA 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 Varietv 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 '/< mile of
a light-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
City Council Resolution
Approval of a Planned Development Permit
File No PLN2014-140
Page 3
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
Y. 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 City Council 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)
City Council Resolution
Approval of a Planned Development Permit
File No PLN2014-140
Page 4
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 City Council approves 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 Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 6th day of January 2015 by the following roll call
vote
AYES Councilmembers: xotowski
NOES Councilmembers: None
ABSENT Councilmembers: None
ABSTAIN: Councilmembers: Resnikoft
Baker Cristina
C;ibbons
APPROVED
ATTEST
Anne Bybee, City Clerk
EXHIBIT A
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
1 Approved Proiect: 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)
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.
7 Tract Mao 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 Inclusionarv & 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.
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
f 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.
j. 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 shalt 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
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 Gradino 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,
Conditions of Approval
Planned Development Permit - PLN2014-140
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.
Conditions of Approval
Planned Development Permit - PLN2014-140
Paqe 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 Required: 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 Preaaration: 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:
Conditions of Approval
Planned Development Permit - PLN2014-140
Page 7
a. pad elevation
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 1R 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.
Conditions of Approval
Planned Development Permit - PLN2014-140
Pape 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 Repuired~ 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 Reouirement: 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 905.311 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.
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 Mao All Conditions of Approval of the Vesting Tentative
Subdivision Map (PLN2014-141) shall be implemented and fulfilled to the satisfaction
of the City Engineer