CC Ordinance 2191
ORDINANCE NO. 2191
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A MAJOR MODIFICATION
(PLN2015-158) TO THE PREVIOUSLY APPROVED PLANNED
DEVELOPMENT PERMIT (PLN2013-238) TO MODIFY THE
PROJECT'S CONSTRUCTION PHASING SCHEDULE TO ALLOW
THE OFFICE BUILDING AND PARKING GARAGE TO BE BUILT
CONCURRENTLY (WITH TEMPORARY OFFSITE VALET
PARKING DURING CONSTRUCTION), AND ALLOW THE MULTI-
STORY PARKING GARAGE TO BE REDESIGNED WITH ALL
STORIES ABOVE GROUND, AND ALLOWING ONE OF THE
TWO UNDERGROUND PARKING LEVELS OF THE OFFICE
BUILDING TO BE REMOVED ON PROPERTY LOCATED AT 675
CREEKSIDE WAY.
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. PLN2015-158: `
Environmental Finding
A Mitigated Negative Declaration • had previously been prepared for this project
concluding -that there are no significant unmitigated impacts associated with this
project, pursuant to the California Environmental Quality Act (CEQA). The requested '.,
modifications are in substantial conformance with the previously-approved Mitigated
Negative Declaration, and as such, the Mitigated Negative Declaration remains valid.
All CEQA Mitigation Measures established in the previously-approved Mitigated
Negative Declaration as amended by the revised Mitigated Negative Declaration are
applicable to this application.
Evidentiary Findings
1. The project site is located on the west side of Creekside Way, east Highway and is
approximately 151,937 square feet in size.
2. The project site is zoned P-D (Planned Development) on the City of Campbell Zoning
Map.
3. The project site is designated General Commercial on the City of Campbell General
Plan Land Use Map.
4. The proposed project will be compatible with the underlying General Plan land use
designation.
City Council Ordinance Page 2
Approving a Major Modification of a Planned Development Permit
File No.: PLN2015-158
5. No substantial evidence has been presented which shows that the project, as currently
presented and. subject to the required Conditions of Approval, will have a significant
adverse impact on the environment.
6. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon. the
project and the type of development project. ~
8. The Planning Commission's recommended Conditions of Approval are attached.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.12.030(H6), the City Council further finds and concludes that:
1. The proposed development or uses clearly would result in a more desirable
environment and use of land than would be possible under any other zoning district
classification;
2. The proposed development would be compatible with the General Plan and will aid in
the harmonious development of the immediate area;
3. The proposed development will not result in allowing more residential units that would
be allowed by other residential zoning districts which are consistent with the general
plan designation of the property; and
4. The proposed development would not be detrimental to the health, safety or welfare of
the neighborhood or of the city as a whole.,
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Major Modification
(PLN2015-158) to the previously approved Planned Development Permit (PLN2013-328),
based upon the forgoing findings of fact, to modify the project's construction phasing
schedule to allow the office building and parking garage to be built concurrently (with
temporary offsite valet parking during construction), and allow the multi-story parking
garage to be redesigned with all stories above ground, and allowing one of the two
underground parking levels of the office building to be removed on property located at 675
Creekside Way, subject to the attached conditions of approval (attached Exhibit A).
SECTION TWO: This Ordinance shall become effective thirty (30) days following its
passage and adoption and shall be published, one time within fifteen (15) days upon
passage and adoption in the Campbell Express, a newspaper of general circulation in the
City of Campbell, County of Santa Clara.
City Council Ordinance Page 3
Approving a Major Modification of a Planned Development Permit
File No.: PLN2015-158
PASSED AND ADOPTED this 15th day of september , 2015 by the following roll
call vote:
AYES: COUNCILMEMBERS: Resnikoff, xotowski, saker, Cristina
NOES: COUNCILMEMBERS: ~ibbnns ,
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVED:
ATTEST: V
Wendy od, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL'
Major Modification (PLN2015-158)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances,
laws and regulations and accepted engineering practices for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified. '
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for a Major Modification (PLN2015-158) to the
previously approved Planned Development Permit (PLN2013-238) to modify the
project's construction phasing schedule to allow the office building and parking garage
to be built concurrently (with temporary offsite valet parking during construction), and
allow the multi-story parking garage to be redesigned with all stories above ground,
and allowing one of the .two underground parking levels of the office building to be
removed on property located at 675 Creekside Way. The project shall substantially
~~ conform to the project plans stamped as received by the Planning Division on July 23,
2015, except as may be modified by the Conditions of Approval herein.
2. Permit Expiration: The Planned Development Permit approval shall be valid until June
11, 2019. Within this period, an application for a building permit must be submitted.
Failure to meet this deadline will result in the Modification Permit being rendered void.
3. Contingent Approval: The Major Modification (PLN2015-158) is contingent upon
approval of the Minor Modification of Planned Development Permit (PLN2015-216) and
satisfaction of all Conditions of Approval established therein.
4. Covenants/Agreements/CC&R's for Parking: Prior to issuance of grading permits,
amendments to the agreements and CC&R's that have been previously recorded shall
be amended to reflect the project parking obligations to the satisfaction of the
Community Development Director. A covenant, running with the land shall be recorded
to 705 Creekside Way guaranteeing that 87 parking spaces will be maintained for the
benefit of 675 Creekside Way so long as the property serves to provide offsite parking.
This language is not to preclude the ability for these spaces to be released in. the event
the parking obligations for 675 Creekside Way are otherwise alleviated to no longer
require the use of 705 Creekside Way. The covenant shall include language to allow
for reciprocal access between the two properties for general access and vehicular
circulation, as well as flexibility to allow the required parking spaces to be reassigned or
relocated within the development in the event the property is redeveloped. The
covenant shall be required to be reviewed and approved by the Community
Development Director prior to issuance of building permits.
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 2
5. Planning Final Required: Planning Division clearance is required prior to Building
Permit final. Construction not in substantial compliance with the approved project plans
shall not be approved without prior authorization of the necessary approving body.
6. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing building
without providing screening of the mechanical equipment from public view and
surrounding properties. The screening material and method shall be architecturally
compatible with the building and requires review and approval by the Community
Development Director and Building Division prior to installation of such screening.
7. Outdoor Storage: No outdoor storage is permitted on the subject property. No
equipment, materials or business vehicles shall be parked and/or stored outside the
building or within the parking lot.
8. signage: No signage is approved as part of the development application approved
herein. New signage shall not be installed prior to approval of a sign permit.
9. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code. Parking spaces shall be free of debris or other obstructions.
10.CEQA Mitigation Measures:
a. Mitigation Measure AES - 1:
1.1 The building will need to either effectively screen reflected light through
landscaping and/or be constructed with low reflective glass to reduce the
amount of glare that could reflect on to adjoining properties and right-of-way.
b. Mitigation Measure AIR -1:
1.1 Use dust-proof chutes for loading construction debris onto trucks.
1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind.
1.3 Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
1.4 Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
1.5 Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
1.6 Enclose, cover,. water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
1.7 Install erosion control measures to prevent runoff from the project site.
c. Mitigation Measure BIO-1
1.1 A breeding bird survey should be conducted by a qualified biologist within the
study area and the surrounding 100-foot area 14 days before the initiation of
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 3
work (during the avian breeding season). The biologist should established
suitable buffer areas around active nests. The biologist may either monitor the
nest while work is conducted within the buffer area and determine whether or
not the buffer area may be reduced, or work can be avoided in the buffer area
entirely until the biologist determines that the nest has fledged or failed.
d. Mitigation Measure CUL - 1
1.1 If archaeological or paleontological resources are encountered during
excavation or construction, construction personnel shall be instructed to
immediately suspend all activity in the immediate vicinity of the suspected
resources and the City and a licensed archeologist or paleontologist shall be
contacted to evaluate the situation. A licensed archeologist or paleontologist
shall be retained to irispect 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.
e. Mitigation Measure CUL-2
2.1 In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be
properly treated. The City and the Santa Clara County Coroner's office shall be
notified. If deemed prehistoric, the Coroner's office would notify the Native
American Heritage Commission who would identify a "Most Likely Descendant
(MLD)." The archeological consultant and MLD, in conjunction with the project
sponsor, shall formulate an appropriate treatment plan for the find, which might
include, but not be limited to, respectful scientific recording and removal, .being
left in place, removal and reburial on site, or elsewhere. Associated grave
goods are to be treated in the same manner.
f. Mitigation Measure GEO - 1
1.1 The applicant shall comply with the recommendations in the Updated
Geotechnical Investigation, dated October 3, 2013 by Cornerstone Earth
Group. Such recommendations shall be incorporated into the project's final
engineering design to minimize the damage from seismic shaking, unsuitable
fill, and other geological deficiencies. The project shall use standard
engineering techniques and conform to the requirements of the International
Building Code to reduce the potential for seismic damage and risk to future
occupants.
g. Mitigation Measure NOISE -1
1.1. Construction activities shall be limited to weekdays between 8:00 a.m. and
5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction
shall take place on Sundays or holidays unless an exception is granted by the
Building Official.
Conditions of Approval
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Paoe 4
1.2. Truck routes to and from the construction site shall be established to avoid
access to the project site via residential streets where possible.
1.3. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working condition.
1.4. Unnecessary idling of internal combustion engines shall be strictly prohibited.
1.5. All stationary noise-generating cohstruction equipment, such as air
compressors and portable power generators, shall be located as far as possible
from noise-sensitive receptors such as existing residences and businesses.
1.6. Prior to the issuance of building permits, the project site shall be posted with
the name and contact number of the lead contractor in a location visible from
the public street so that the contractor can be made aware of noise complaints.
11: Landscape Plan: The applicant shall submit four (4) sets of a final landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with the approved conceptual landscape plan
and the City's Water Efficient Landscaping Standards (WELS). Landscaping shall be
designed to minimize irrigation and runoff, promote surface infiltration where
appropriate, and minimize the use of fertilizers and pesticides that can contribute to
stormwater pollution.
Landscaping plans shall include the following:
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a minimum
of 15-gallon size.
b. Screening type of trees shall be installed in private yard areas to buffer adjacent
uses.
c. Landscape and paving maintenance, shall be an on-going responsibility of the
property owner and shall include routine pruning of trees and shrubs, maintenance
of the automatic irrigation system and the replacement of damaged or diseased
plant materials. Applicarit shall obtain encroachment permits from the City of
Campbell for all work performed within the right-of-way.
d. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings and parking areas.
e. All parking area landscape areas shall be protected by 6~inch high poured in place
concrete curbs.
f. All landscaping shall be installed prior to building occupancy.
g. New street trees shall be added per the approved landscape plans to provide a
continuous tree planting along the street frontage.
12.On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the projectishall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 5 .
all applicable Conditions of Approval, ordinances, laws and regulations. Lighting
fixtures shall be of a decorative design to be compatible with the site architecture and
shall incorporate energy saving features.
13. Tree Protection Plan: The, applicant shall submit a tree protection plan for all protected
trees to be retained on site or on adjacent lots that are impacted by the project, 'and
shall contain specific information about the preservation of the trees during any grading
or building on site. Such tree protection measures shall be installed prior to any
demolition, grading, or building on the project site. No construction or trenching shall
take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be
installed around the drip line of the tree. All trimming or branch removal from protected
trees shall be completed by a certified arborist. The tree protection plan shall be
submitted to the Planning Division for review and approval by the Community
Development Director prior to the issuance of building permits.
:, ;14. Parking and Driveways: All parking and driveway areas and dimensions shall be
. - developed in compliance with approved plans and Chapter 21.28 (Parking and
Loading) of the Campbell Municipal Code. Parking will be provided according to the
following formula:
a. 633 Parking Stalls for the first 170,000 sq. ft. of office space and the hotel at 655
Creekside Way (in accordance with the December 11`h 2000, Planned Development
Permit). Hotel shall have 84 parking spaces reserved for its use and another 126
non-exclusive spaces after business hours that are not dedicated to the 900 E.
Hamilton Avenue property after office business hours.
b. 328 Parking Stalls required by easement (for 900 E. Hamilton Ave.).
c. 1 parking stall per 225 sq. ft. of gross office space (per the City of Campbell
Municipal Code, Section 21.28.040 Table 3-1, Parking .Required by Land Use) for
office use in excess of 172,000 square feet for 675 & 705 Creekside Way.
Applicant shall submit a driveway and walkway detail and color sheet depicting the
types, colors, stamped and textures of paving materials and walkways for review and
approval by Community Development Director prior to the issuance of a building
permit.
The applicant will need to install crosswalks at the northern and southern driveways.
15.Valet Parking & Shuttle Service: The applicant would be required to make adequate
parking arrangements during construction to service the Marriot Residence Inn Hotel
and Legacy Office Buildings and their users during construction. The applicant shall
provide a free valet parking and shuttle service at 910 Campisi Way, 705 Creekside
Way, and 900 Hamilton Avenue as required. The valet. parking plan for each property
shall be reviewed and approved by the Fire Department and the Community
Development Director prior to a building permit being issued.
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 6
16. Parking Location: The upper levels of the parking garage shall be utilized for the office
buildings. The lower levels of the parking garage shall provide assigned parking for the
exclusive use of the hotel. Prior to building permit issuance, the location and proposed
signage to denote assigned spaces shall be clearly reflected on the plans.
17.Occupancy: Prior to occupancy of the five-story, 172,772 square foot office building,
the proposed parking structure would need to be constructed and useable per City
requirements.
18. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
19. Retaining wall and paving materials: Prior to issuance of building permits, the, applicant
shall provide materials for the retaining wall and paving materials to be reviewed and
approved by the Community Development Department.
Building Division
20. Permits Required: Building permit applications shall be required for the proposed Office
Building and the proposed Parking Structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit. The building
shall.be made to comply with all the requirements necessary to applicable
Occupancies.
21.Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
22. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
1
23. 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.
24. 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. Site address and parcel
numbers shall also be clearly called out. Site parking and path of travel to public
sidewalks shall be detailed.
25. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
26.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
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 7.
submitted to the Building Official for approval prior to issuance of the building permits,
in accordance with C.B.C. Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
27. Non-point Source Pollution: 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.
28. Title 24 Accessibility -Commercial: On-site general path of travel shall comply with
the latest California Title 24 Accessibility Standards. Work shall include but not be
limited to accessibility to building entrances from parking facilities and sidewalks.
29. Title 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
30.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. San Jose Water Company
31. P.G.&E: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility
easements, distribution pole locations and required conductor clearances.
32.LEED for New Construction: Applicant shall complete and return LEED Project
Checklist prior to issuance of permit.
33. Stormwater Requirements: Storm water run-off from, impervious surface. created by this
permitted project shall be directed to vegetated areas on the project parcel. Storm
water shall not drain onto neighboring parcels.
34.California Green Building Code: This project shall comply with the California Green
Building Code, Chapter 5.
Public Works
35. Response Letter: Upon submittal of the Street Improvement Plans and/or the Grading
and Drainage Plans, the applicant shall provide an itemized response letter verifying
that all the Public Works Conditions of Approval have been met or addressed.
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 8
36. Preliminary Title Report: Prior to issuance of any grading or building permits, the
applicant shall provide a current (within the past 6 months) Preliminary Title Report for
both properties.
37. Storm Drain Area Fee: Prior to issuance of any grading or building permits the
applicant shall pay the required Storm Drain Area fee for both sites, currently set at
$2,650.00 per net acre, which is $2,730.00.
38. Right-of-Way for Public Street Purposes: Prior to issuance of any grading'or building
permits, the applicant shall fully complete the process to cause additional right-of-way
to be granted in fee for public street purposes along Creekside Way to accommodate a
10 foot sidewalk from existing face of curb. 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.
~39.Public Service Easement: Prior to issuance of,any grading or building permits, the
applicant shall grant a 10 foot public service easement on private property contiguous
with the public right-of-way along Creekside Way, unless otherwise approved by the
City Engineer. The applicant shall cause all documents to be prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
40.Other Easements: Prior to issuance of any grading or building permits for the site, the
applicant shall obtain any additional easements as needed to complete the
construction of the new signalized intersection and obtain and cause easements as
necessary to be recorded for on-going traffic signal maintenance including both -the
east and west legs of the new signalized intersection. The applicant shall cause all
documents to be prepared by a registered civil engineer/surveyor and submitted to the
City for review and recordation. ~
41.Vacation of Public Easements: Prior to,issuance of any grading or building permits for
the site, the applicant shall fully complete the street vacation process. The applicant
shall submit a vacation of excess right-of-way application for approval by the City
Engineer, pay the current application processing fee, process the application with City
staff's comments and fully complete the streeUeasement vacation.
42.Grading and Drainage Plan: Prior to issuance of any grading or building permits, 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
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
` Paqe 9
of the subsurface of the non-compacted biotreatment material that may have potential
for subsurface failure and surface failure due to vehicle loads.
43. Street Improvements: Prior to issuance of any grading or building permits, the
applicant shall complete and 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:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area. ,
c. Removal of existing driveway approaches, streetlights, sidewalk, curb and
gutter and other improvements as necessary for the installation of the new
signalized intersection. ~
d. Installation of nine City approved Acer Rubrum, `October Glory' Red Maple,
~ 24" box street trees, tree wells (4'x6') and irrigation at 30-40 feet on center.
See City Standard Detail 12 & 13. The existing Chinese Pistache trees drop
seed pods that can be a slipping hazard and the sizes of these existing trees
are not proportional in size to the proposed development. The trees
specified match the trees installed fronting the Marriott Hotel. Note: the
existing.Evergreen Ash tree is to remain.
e. New Traffic Signal Improvements:
i. Design and installation of traffic signals and signal poles with video
detection at each corner of the intersection per the .City's
specifications and requirements. Traffic Signal Plans shall be part of
the Street Improvement Plans and will be plan checked as one set.
ii. Signalization shall also incorporate driveway of the office park
development to the east of the project site (900 E Hamilton Ave).
Intersection improvements shall include necessary signing and
striping, thermoplastic crosswalks, accessibility ramps, interconnect
cable to adjacent intersections, street lighting, traffic signal cabinet, all
traffic signal equipment and related facilities and median island
modifications and shall address visibility concerns.
iii. No utility boxes, covers, etc. will be allowed in the sidewalk area.
iv. Plans shall include full topography of the existing improvements in and
adjacent to all the public right-of-way surrounding the new intersection
and shall show proposed improvements.
v. Applicant shall interconnect the new traffic signal to the adjacent
signalized intersections.
Conditions of Approval
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Paoe 10
f. Installation of City standard curb, gutter, 10' sidewalk and ADA compliant
commercial driveway approache(s).
g. Installation of engineered structural pavement section from curb to curb due
to construction damages caused by the project's construction activities or 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. Retrofit existing HPS lamp streetlights with LED lamp streetlights from the 17
N Off-Ramp/Creekside Way to north of the Los Gatos Bridge/Creekside
Way; upgrade conduits, fuses, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies. LED's for
street lights contiguous along project frontage and along the eastern side of
Creekside Way.
Relocation of any necessary streetlights.
k. Installation of traffic control, stripes and signs along Creekside Way fronting
the project sites.
g. Construction of conforms to existing public and private improvements, as
necessary.
h. Submit final plans in a CAD format acceptable to the City.
44. Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall satisfy the following traffic mitigation measures and recommendations
as outlined in the Traffic Engineering Analysis dated March 14, 2014 by Whitlock &
Weinberger Transportation, Inc (W-Trans), including but not limited to, the installation
of thermoplastic "KEEP CLEAR" pavement marking on' northbound Creekside Way of
910 East Hamilton Avenue driveway.
45. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the 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.
46. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 11
47.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.
48. Utility Coordination Plan: Prior to issuance of building permits; 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.
49. 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. Creekside Way has 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.
Conceptual Civil Plans by Kier and Wright will require full pavement restoration from
the lip of gutter to the extents of the new traffic signal. Additionally, all pavement work
shall ,extend to the most distant utility trench and pavement restoration shall
encompass all utility trenches creating one rectangle.
,' 50. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
:.. development will be required (including water, sewer, gas, electric, etc.). Applicant
:' shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas,
water, electric and all other utility work.
51.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.
52.Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
Building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and -the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES Permit.
Measures may include, but are not limited to, minimization of impervious surface area,
vegetated swales, infiltration areas, and treatment devices. The primary objectives are
to improve the quality and reduce the quantity of stormwater runoff to the bay.
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
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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 preliminary grading plans, 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.
Prior to issuance of any grading or building permits:
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 acomplete 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 desigh 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.
This specific condition (Storm Water Pollution Prevention Measures) is valid only up to
three years following approval of this modification to an approved PD permit and will
not be vested with any future extensions. Applicant must adhere to any changes to the
Provision C.3. of the NPDES Permit after the three years from approval of this project.
Previously approved grading plans, BLD2007-01041, refers to using a CDS -
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 13
(Hydrodynamic Separator) Unit to treat 675 Creekside Way. Current C.3 NPDES
Permit requirements do not permit this method.
The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
`53.Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building, the applicant shall obtain clearance (or SCVWD
encroachment permit) from the SCVWD. _
54.Occupancy and Building Permit Final: Prior to allowing occupancy arid/or final building
permit signoff for any and/or all buildings, the applicant shall have the required street
improvements installed and accepted by the City, and the design engineer shall submit
as-built drawings to the City.
55. State General Construction Activity Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm
Water Pollution Prevention Plan (SW PPP). The applicant shall provide the City with a
copy of the filed Notice of Intent and SWPPP.
56.Soils Report: Prior to issuance of any grading or building permits, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
57. Ridesharing and Public Transportation: The office building manager for the project sites
shall make information concerning ridesharing and public transportation available to the
office tenants.
58.Additional Traffic Study and Deposit: The applicant has posted a $15,000 deposit for
Additional Traffic Engineering Analysis. The deposit will be used to conduct an
updated traffic study i,n.the event that grading permits have not been pulled for 675
Creekside Way within three (3) years of the Traffic Engineering Analysis dated March
14, 2014 by Whitlock & Weinberger Transportation, Inc (W-Trans). The City may
impose additional conditions as necessary based on the new study.
Fire Department
59. Limited 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.
60. Fire Sprinklers Required: Approved automatic sprinkler systems in new buildings and
existing buildings and structures shall be provided in the locations described in this
Section or in Section 903.2.1 through 903.2.18 whichever is the more restrictive. An
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 14
automatic fire sprinkler system shall be provided throughout all new buildings and
structures. Exceptions: 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 and are not located in
the Wildland-Urban Interface Fire 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. 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. CFC Section
903.2 as adopted and amended by LGTC
61. Water Supply Required: 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
62. Standpipes Required: Height. In other than Group R-3 and R-3.1 occupancies, Class III
standpipe systems shall be installed throughout at each floor where any of the following
occur: 1. Building where the floor level of the highest story is located more than 30 feet
(9144mm) above the lowest level of fire department vehicle access. 2. Building that are
four or more stories in height. 3. Buildings where the floor level of the lowest story is
located more than 30 feet (9144mm) below the highest level if fire department vehicle
access. 4. Buildings that are two or more stories below the highest level of fire
department vehicle access. Exceptions: 1. Class I standpipes are allowed in buildings
equipped throughout with an autosprinkler system in accordance with Section
903.3.1.1 or 903.3.1.2. 2. Class I manual standpipes are allowed in open parking
garages where the highest floor is located not more than 150 feet (45470mm) above
the lowest level of fire department vehicle access. 3. Class I manual dry standpipes are
allowed in open parking garages that are subject to freezing temperatures, provided
that the hose connections are located as required for Class II standpipes in accordance
with section 905.5. 4. Class I manual dry standpipes are allowed in basements
equipped throughout with an automatic sprinkler system. 5. In determining the lowest
level of fire department vehicle access, it shall not be required to consider: 5.1
Recessed loading docks for four vehicles or less, and 5.2 Conditions where topography
makes access from the fire department vehicle to the building impractical or
impossible. CFC Sec. 905.3.1
63. FDC Locations: Fire department connections. The location of fire department
connections shell be approved by the fire code official. CFC Sec. 903.3.7
Conditions of Approval
' Major Modification to Planned Development Permit - PLN2015-158
Page 15
64. Private On-Site Fire Hydrant(s) Required: Provide private on-site fire hydrant(s)
installed per NFPA Std. #24, at location(s) to be determined by the Fire Departmeht.
Maximum hydrant spacing shall be 400 feet, with a minimum acceptable flow of 3,000
GPM at 20psi residual pressure. Prior to design, the project civil engineer shall meet
with the fire department water supply office to jointly spot the required fire hydrant
locations. CFC Apndx B and C
65.Aerial Fire Apparatus Access Roads: 1. Where required: Buildings or portions of
buildings or facilities exceeding 30 (9144mm) in height above the lowest level of fire ~
department vehicle access shall be provided with approved fire apparatus access
roads capable of accommodating fire department aerial apparatus. Overhead utility and
power lines shall not be located within the areal fire apparatus access roadway. 2.
Width: Fire apparatus access roads shall have a minimum unobstructed width of 26
feet (7925) in the immediate vicinity of any building or the required access routes
meeting this condition shall be located within a minimum of 15 feet (4572) and a
~, maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one
` entire side of the building, as approved by the fire official. Turn Radius (circulation): the
minimum outside turning radius is 42 feet for required access roadways. Greater radius
up to 60 feet may be required where the Fire Department determines that Ladder Truck
access is required. Circulating refers to travel along a roadway without dead ends. 5.
Turning Radius (cul-de-sacs): the minimum outside turning radius is 36 feet. Use of cul- _
de-sacs is not acceptable where.it is determined by the Fire Department that Ladder
Truck access is required, unless greater turning radius is provided. CFC Sec. 503.
66.Access and loading: Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire apparatus
access road (including bridges and culverts) with an asphalt, concrete or other
approved driving surface capable of supporting the imposed load of fire apparatus
weighing at least 75,000 pounds (34050kg) or as otherwise determined by the fire code
official. Minimum clear height: Vertical clearance over required vehicular access
roads and driveways shall be 13'6". Grade: Maximum grade shall not exceed 15%
(6.75 degrees). CFC Sec. 503
67. Parking: When parking is permitted on street, in both residential / commercial
applications, it shall conform to the following:
parking is permitted both sides of the street with street widths of 36 feet or more
parking is permitted on one side of the street with street widths of 28 - 35 feet
no parking is permitted when street widths are less than 28 feet
NOTE: Rolled curbs can be part of the curb /sidewalk and used to increase the
roadway with approval from the fire code official. Additional requirements mat apply for
buildings 30 feet in height or greater. Access to a hydrant: Fire hydrants located on a
public or private street, or on-site, shall have an unobstructed clearance of not less
than 30 feet (15 feet either side of hydrant), in.accordance with California vehicle code
22514. Marking shall be per California vehicle code 22500.1 Traffic calming: Traffic
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Page 16
calming devices and the design thereof shall be approved by the fire code official prior
to installation. CFC Sec. 503
68. Fire Apparatus Roadway Signs: Where required by the Fire Code Official, fire
apparatus success roads shall be designated and marked as a fire lane as set forth in
Section 22500.1 of the California Vehicle Code. The designation shall be indicated (1)
by a sign posted immediately adjacent to, and visible from, the designated place clearly
stating in letters not less than one inch in height that'the place is a fire lane, (2) by
outlining or painting the place in red and, in contrasting color, marking the place with
works "FIRE LANE", which are clearly visible from a vehicle, or (3) by a red curb or
paint on the edge of the roadway upon which is clearly marked the words "FIRE
LANE". CFC Sec. 503
69.Temporary Access Roads: 1. When approved by the Chief, a temporary access road
may be installed for fire department access to buildings under construction until such
time that the permanent road or driveway is in place. A written request along with
detailed plans for ate temporary access road shall be submitted to the fire department
for review and approval prior to installation. The plan submittal shall also include
timelines for use of the temporary roadway and acknowledgement that the integrity of
the roadway will be maintained at all times. 2. The width and turn radius dimensions of
a temporary access road shall be the same as for the required permanent roadway. As
a minimum, the roadway shall consist of a compacted sub base and six (6) inches of
road base material (Class 2 aggregate base rock) both compacted to a minimum 95%.
The perimeter edges of the roadway shall be contained and delineated by curb and
gutter or other approved method. The use of geotextile reinforcing fabric underlayment
or soil lime-treatment may be required if so determined by the project civil engineer.
Provisions for surface drainage shall also be provided where necessary. 3. Engineering
certification of the temporary roadway construction shall be documented and submitted
to the Fire Department prior to or at the time of the acceptance inspection of the
roadway. CFC Sec. 503, CFC Chp, 14 and D&S SI-7
70.5101 Emergency responder radio coverage in buildings: All buildings shall have
approved radio coverage for emergency responders within the building based upon the
existing coverage levels of the public safety communication systems of the jurisdiction
at the exterior of the building. This section shall not require improvements to the
existing public safety communication systems. Exceptions: 1. Where approved by the
building official and the fire code official, a wired communication system in accordance
with Section 907.2.13.2 shall be permitted to be installed or maintained in lieu of an
approved radio coverage system. 2. Where it is determined by the fire code official that
the radio coverage system is not needed. 510.2 Radio signal strength. The building
shall be considered to have acceptable emergency responder radio coverage when
signal strength requiremehts measurements in 95 percent of all areas on each floor of
the building meet the signal strength requirements of Section 510.2.1 and 520.2.2.
510.2.1 Minimum signal strength into the building. A minimal signal strength of -95
dt3m shall be received by the agency's radio system when transmitted from within the
building.
Conditions of Approval
Major Modification to Planned Development Permit - PLN2015-158
Paae 17
71. Premises Identification: Approved numbers or addresses shall be places in all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background. CFC Sec. 505
72.Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 14