CC Resolution 11884Attachment 2
RESOLUTION NO. iiss4
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A VESTING TENTATIVE SUBDIVISION
MAP (PLN2014-324) FOR THE RESIDENCES AT RAILWAY
DEVELOPMENT LOCATED AT 208 & 226-328 RAILWAY AVENUE
8 A PORTION OF 290 DILLON 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 City Council finds as follows with regard to the approval of a Vesting Tentative
Subdivision Map (PLN2014-324):
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
157-units, comprised of 119 apartment units (rental) and 32 townhouse (for sale) and
six duet (for sale) 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 for the approval of site configuration and architectural design, Vestirig
Tentative Subdivision Map to create individual townhome, duplex and commonly
owned lots, Tree Removal Permit to allow for the removal of protected trees, Sign
Exception to allow for a large decorative sign element, and Variance to allow the
placement of a new service pole in association with the project's undergrounding of
overhead utilities.
2. The project site is an assemblage of thirteen parcels located on both sides of Railway
Avenue and also includes a small portion of the City Corporation Yard, located at the
end of Dillon Avenue, which all together totals 3.90 net acres (4.66 gross).
.3. The project site is generally bordered by the Avalon Apartment Community to the
south, the remaining City Corporation Yard to the east, the VTA light rail line to the
west, and the Calvary Temple of Campbell (church) to the north.
4. The project site is zoned P-D (Planned Development) as shown on the Campbell
Zoning Map.
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. 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.
City Council Resolution No.
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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 (apartments, attached townhouse, and duplex units),
at a density of 33.7 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) land use
designations of the General Plan, and Sub Area 2 and 3 of the SOCA Plan for a project
qualifying fora Density Bonus, consistent with the City of Campbell's and State
adopted standards for projects providing additional affordable housing.
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 City Council 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.
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. '
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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 City Council approves a Vesting Tentative
Subdivision Map (PLN2014-324) for the: Residences at Railway Development located at
208 & 226-328 Railway Avenue & a portion of 290 Dillon Avenue, subject to the
attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 15th day of September 2015, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
Resnikoff, Kotowski, Baker, Cristina
Gibbons
None
None
APPROVED:
ATTEST: ~
Wend ood, ity Clerk
EXHIBIT A
s
CONDITIONS OF APPROVAL
Vesting Tentative Subdivision Map (PLN2014-324)
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: 4
1. Approved Proiect: Approval is granted fora Vesting Tentative Subdivision Map
(PLN2014-324) to allow a residential subdivision consisting 32 in-fee townhome parcels,
six in-fee duplex parcels, and associated common parcels (including the apartment
parcel) in conjunction with a Planned Development Permit (PLN2014-323), Tree
Removal Permit (PLN2014-329), Sign Exception (PLN2015-053), Variance (PLN2015-
167) on properties located at 208 & 226-328 Railway & 290 Dillon 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 July 16, 2015, except as may be modified by the Conditions of
Approval herein. i
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. Plarined Development Permit: The Vesting Tentative Subdivision Map is contingent
upon approval of the Planned Development Permit (PLN2014-323). A Tract Map may
not be recorded if the Planned Development Permit expires or is revoked by the City
Council.
5. Park Impact Fee: A park impact fee is due upon development of the site, based on the
development density greater than 21 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
Conditions of Approval
Approving a Vesting Tentative Subdivision Map (PLN2015-324)
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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.
6. 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. -
7. Demolition of Structures: Prior to recordation of the Tract Map the applicant shall obtain
a demolition permit for the demolition of all existing structures.
8. CEQA Mitigation Measures:
The following measures shall be implemented pursuant to the Mitigated Negative
Declaration:
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 miriutes (as required by the California
airborne tox.ics 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.
Conditions of Approval
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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. BAAOMD's phone number
shall also be visible to ensure compliance with applicable regulations.
Mitigation Measure AIR-2: The project applicant shall ensure that construction
contract specifications include a requirement that all off-road diesel-powered
construction equipment used for project improvements be equipped with a Level3
Verified Diesel Emissions Control (VDEC).
Mitigation Measure AIR-3: The project applicant shall ensure that architectural
coatings (e.g. paints and solvents) with a VOC content of 100 grams per liter or less
shall be used for interior and 150 grams per liter or less for exterior surfaces shall be
required.
Mitigation Measure AIR-4: Hearths. Fireplaces, if proposed for installation in project i
residential units, shall use natural gas only.
Mitigation Measure AIR-5: Implement Enhanced Exhaust Emissions Reduction
Measures. The construction contractor shall implement the following measures
during construction to further reduce construction-related exhaust emissions:
a. All off-road equipment greater than 25 horsepower (hp) and operating for
more than 20 total hours over the entire duration of construction activities shall
meet the following requirements:
i. Where access to alternative sources of power are available, portable
diesel engines shall be prohibited; and
ii. All off-road equipment shall have:
1. Engines that meet or exceed either USEPA or CARB Tier 2 off-
road emission standards, and
2. Engines that are retrofitted with a CARB Level 3 Verified Diesel
Emissions
a. Control Strategy (VDECS). Acceptable options for
reducing emissions include the use of late model engines
low-emission diesel products, alternative fuels, engine
retrofit technology, after-treatment products, add-on
devices such as particulate filters, and/or other options as
such are available.
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
Conditions of Approval
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(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 LUP-1: Apartments (For Rent Units): The applicant and/or
property management shall provide annual VTA eco-passes to all apartment
tenants at time of move-in and every year after for the length of tenancy. The cost
of the VTA eco-passes shall be equally borne by the applicant and tenant.
Residents who qualify as very-low income shall be provided an eco-pass at no cost
at time of move-in and every year after for the length of tenancy. The applicant
and/or property management shall not include the cost of a VTA eco-pass in the
overall rent for very-low income apartment units. The requirement to provide no-
cost eco-passes shall continue for the life of the project.
Townhouses/Duplexes (For Sale Units): The applicant and/or established Home
Owners Association shall include the cost of an annual VTA eco-pass in the unit
dues for the life of the project.
Mitigation Measure NOI-1: Air conditioning shall be included in all residences
constructed in the Residences at Railway Development to allow occupants to close
doors and windows as desired to achieve additional acoustic isolation.
Mitigation Measure NOI-2: A noise barrier shall be constructed along the light rail
to provide adequate shielding for the backyards of the duplexes.
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 fourteen (14) below market rate units. The
distribution of these units by type and income category shall be in accordance with the
following:
o Seven (7) Verv Low-Income (Apartments): Comprised of five (5) one-
bedroom apartment units, and two (2) two-bedroom apartment units.
o Two (2) Verv Low-Income (Townhouses): Comprised of one (1) three-
, bedroom townhouse and one (1)four-bedroom townhouse unit.
o Two (2) Low-Income (Townhouses): Comprised of one (1)three-bedroom and
one (1)four-bedroom townhouse unit.
o Three (3) Moderate-Income (Townhouses. & Duet): Comprised of one (1)
three-bedroom townhome unit, one (1)four-bedroom townhome unit, and one
(1) duet at a moderate income level. -
Conditions of Approval
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The BMR units shall be dispersed throughout the project and be comparable to the
design of the market-rate units in terms of distribution of model types, number of
bedrooms, appearance, materials and finished quality, as illustrated by the Affordable
Housing Allocation Exhibit as referenced in the Staff Report and as determined by the
Community Development Director. Changes to the unit distribution, as illustrated by the
Staff Affordable Housing Allocation Exhibit shall require the project to return to the
Planning Commission and City Council for approval. The applicant shall pay $1,299 for
the preparation of the Agreement,. or the fee in the effect at the time, 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. Density Bonus Agreement: Prior to issuance of recordation of the Tract Map, the
applicant shall pay $1089 for the preparation of the Density Bonus Agreement, to cover
the staff cost for preparation. The Agreement shall be executed and recorded prior
to recordation of the Tract Map.
12.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.
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.
Conditions of Approval
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k. Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
I. 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.
n. Provision guaranteeing equal access to all common facilities and amenities by all
residents (renters and homeowners) of the project.
13. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project.
PUBLIC WORKS DEPARTMENT
These Conditions are a supplement to the plans prepared by KTGY Group, Inc. and Civil
Engineering Associates dated May 7, 2015. The plans are not approved for construction.
Further plan checking by Public Works will be required post entitlement.
14. Proposed Land Sale: The proposed sale of a portion of the City's Corporation Yard to
the Applicant is contingent on the successful negotiation of a sales price and final
approval by the City Council. The applicant should begin the process immediately with
City staff to ensure a Purchase Aareement is ready for Citv Council consideration at the
same City Council meeting that the project's approval will be considered.
15. Retaining Wall: The retaining wall will require the Applicant to enter into a maintenance
agreement with the City whereby the apartment complex ownership will be responsible
for all maintenance and graffiti removal associated with the entire length of the retaining
wall. '
16. Proposed Street Vacation: The sliver of excess right-of-way along Railway Avenue
shown on the Tentative Map to be vacated shall be included in the project description
when noticing the project to the public. By specifically including this discussion in the
public hearings, the vacation can be implemented with the Final Map for the project.
17.Stormwater Treatment Plan (Sheets C6 & C7): Proposed stormwater treatment plan
was reviewed and found to be in conformance by the 3`d party consulting plan reviewer,
however changes resulting from the acquisition and incorporation of additional parcels
may require an updated review of the revised stormwater treatment plan.
18. Landscape Plan (Sheet L2.001: Verify that all plantings designated for stormwater
treatment areas are consistent with Appendix D of the C.3 stormwater Handbook
published by the Santa Clara Valley Urban Pollution Prevention Program. Add a note
to this plan sheet documenting this requirement and that the plantings shown are
in compliance with this requirement.
Conditions of Approval
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19. Traffic Mitigations: Consistent with the findings of the Traffic Impact Analysis (TIA), the
applicant shall provide the following prior to recordation of the first subdivision map for
the project:
A. Contribute $60,000.00 towards the construction of a future traffic signal at the
intersection of East Campbell Avenue and Page Street.
B. Contribute $60,000.00 towards the construction of four new radar speed signs: two on
Railway Avenue, and two on Kennedy Avenue.
C. Contribute $16,500.00 towards the installation of emergency vehicle preemption
equipment and associated conduits and conductors at the intersection of Union Avenue
and Duncanville Court.
D. Construct a new sidewalk, a minimum of 4 feet in width, of the west side of Railway
Avenue between the northerly boundary of the duets and the light rail station parking lot.
Per the TIA, this sidewalk extension will eliminate the need for amid-block crosswalk.
20. Traffic Mitigations: Consistent with the findings of the Traffic Impact Analysis (TIA), the
applicant shall provide the following prior to recordation of the first subdivision map for
the project:
21. Final (Tract) Map: Prior to issuance of any grading or building permits for the project,
the applicant shall submit a Final Map for review by the City and recordation, upon
approval by the City Council, pay various fees/deposits and submit the map in a digital
format acceptable to the City.
22.Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the
City prior to recordation of the Final Map. Maintenance of the stormwater treatment
facilities shall be part of the CC&Rs.
23. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall provide a current Preliminary Title Report, grant deed, or
other satisfactory proof of ownership.
24. Right-of-Way for Public Street Purposes: Upon recordation of the Final Map, the
applicant shall fully complete the process to cause additional right-of-way to be granted
in fee for public street purposes along the Railway Avenue and Dillon Avenue frontages.
The applicant shall submit the necessary documents for approval by the City Engineer,
process the submittal with City staff's comments and fully complete the right-of-way
process. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
25. Public Service Easement: Upon recordation of the Final Map, the applicant shall grant a
ten (10) foot public service easement on private property contiguous with the public
right-of-way along the Railway Avenue and. Dillon Avenue frontages, unless otherwise
approved by the City Engineer. The applicant shall cause all documents to be prepared
Conditions of Approval
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by a registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
26. 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.
27. Plan Lines: Upon submittal of the formal Planning application, the applicant shall
provide a plan layout showing 'the correct distance from the street centerline to the
property line, dimensions of sidewalk and other relevant information in the public right of
way.
28. Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
29. 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.
30. Soils Report: Upon submittal of the Final map, applicant shall provide a soils report "
prepared by a registered geotechnical or civil engineer.
31. 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 subsurface of the non-compacted biotreatment material that may have potential for
subsurface failure and surface failure due to vehicle loads.
32. 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.
33. Tree Removal(s): To accommodate the required street improvements, existing street
trees along Railway Avenue will be removed as part of this project. New street trees will
be installed to replace the trees removed. '
34. 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
Conditions of Approval
Approving a Vesting Tentative Subdivision Map (PLN2015-324)
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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. ,l
35. Undergrounding Street Frontage Utilities: All overhead utility lines along the project's
public street frontages shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code. Applicant shall comply with all utility applications, plan
submittals, permitting, and fee requirements of the serving utility companies. Please
note that the Municipal Code does not allow the setting of new poles, therefore the
project is required to underground to the next existing pole beyond the project's
frontage, unless a Variance to this requirement is approved for the project.
36. 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.
37. 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.
38. 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. Railway
Avenue and Dillon Avenue 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.
39. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The plans shall
include the following, unless otherwise approved by the City Engineer:
Railwav Avenue:
a. If the proposed Single Family Residences are approved for the west side of
Railway Avenue, the project would be required to install a seven (7) foot attached
sidewalk along the project's westerly frontage. The project would also be
Conditions of Approval
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required to extend the westerly sidewalk north to the VTA Light Rail station within
existing right-of-way, per the traffic mitigations identified above in condition 6.
b. Widen the roadway a minimum of two (2) feet along the project's easterly frontage
to accommodate an 8 foot parking lane, a 5 foot bike lane, two 11 foot travel
lanes, and a 5 foot bike lane on the westerly side of Railway Avenue.'
c. Any improvements on Railway Avenue that come as a result of the traffic impact
analysis, such as a left turn pocket, would require the dedication of additional
right-of-way and construction of additional improvements.
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 approach and necessary sidewalk, curb and gutter.
g. Removal of existing street section to centerline, if necessary.
h. Installation of City approved street trees, tree wells, park strip and irrigation.
i. Installation of City standard curb, gutter, sidewalk (Detail 1 -commercial) and
ADA compliant driveway approaches.
j. Installation of engineered structural pavement section to centerline, as required
by the City Engineer.
k. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
I. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
m. Installation of traffic control, stripes and signs.
n. Construction of conforms to .existing public and private improvements, as
necessary.
o. Submit final plans in a digital format acceptable to the City.
Dillon Avenue:
Dillon Avenue is currently proposed to terminate with a new cul-de-sac. The project
shall be responsible to dedicate and improve a fair share portion, consistent with its
frontage, of the future cul-de-sac. Improvements include the following:
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 approach and necessary sidewalk, curb and gutter.
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d. Removal of existing street section to centerline.
e. Installation of City approved street trees, tree wells, park strip and irrigation.
f. Installation of City standard curb, gutter, sidewalk (Detail 1 -commercial) and
ADA compliant driveway approaches.
g. Installation of engineered structural pavement section to centerline, as required
by the City Engineer.
h. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
i. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
j. Installation of traffic control, stripes and signs.
k. Construction of conforms to existing public and private improvements, as
necessary.
I. Submit final plans in a digital format acceptable to the City.
40. 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. ,
41. Maintenance of Landscaping: Owner(s), current and future, 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.
42. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
development will be required (includirig 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.
43.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.
44. 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,
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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.
Upon submission of the formal Planning application, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's requirements.
The stormwater treatment plan shall include the following information: Existing
impervious area, Proposed impervious area, and Proposed pervious area.
Prior to recordation of the Final Map:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project site
has been completed to meet the requirements of the City of Campbell's NPDES
permit, No. 01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
stormwater Facilities" and submit a stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works Engineering,
and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. 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.
45. 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
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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
46. 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 "TIME OF
PAYMENT OF SEWER CONNECTION AND TREATMENT PLANT CAPACITY FEES",
THE APPLCIANT IS REQUIRED TO PAY ALL APPLICABLE FEES PRIOR TO THE
ISSUANCE OF A "Non-Interference" letter for the recordation of the Final Map.