CC Ordinance 2192ORDINANCE NO. 192
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
WITH A DENSITY BONUS (PLIJ2014-323) FOR THE RESIDENCES
AT RAILWAY DEVELOPMENT LOCATED AT 208 8~ 226-328
RAILWAY AVENUE & 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 recommended approval of a Planned
Development Permit (PLN2014-323):
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.
E~~identi~ 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, Vesting
Teritative 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 Ordinance No.
Approving a Planned Development Permit (PLN2014-323)
6. 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.
7. The proposed Planned Development Permit may be approved concurrently, and
subject to, a Vesting Tentative Subdivisiori Map.
8. The project would be consistent with the following SOCA and General Plan policies
and strategies. These policies encourage high quality development that is oriented to
the public street, and which is sensitive of the interface with the Los Gatos Creek Trail.
Policy LUT-16.2: Building Orientation: Orient buildings to a public street.
Strategy LUT-16.2a: Residential Entries: Locate building entries facing the'
streets for all residential units located along a public street.
Strategy LUT-16.2c: Visibility: Ensure that Residential projects are designed to
provide visibility into the core of the project where the project adjoins streets or
the Los Gatos Creek Trail. Public parking for trail users is encouraged.
Policy LUT-16.3: Building and Site Design: Encourage high quality building and
site design in the SOCA Area.
Strategy LUT-16.3a: Residential Entries: Design and Landscape screen
structures within SOCA area to minimize the perceived mass of the building as
viewed from the Los Gatos Creek Trail and to enhance the project's appearance
as viewed from Highway 17. ,
Strategy LUT-16.2b: Access to Los Gatos Creek Trail: Ensure the provision of
public pedestrian/bicycle access points to the Los Gatos Creek Trail for new
development and redevelopment in the SOCA Area.
9. The project would also be consistent with the following General Plan policies and
strategies specified herein that encourage an overall "smart-growth" approach to
development within the City in that it would place high density, transit-oriented housing
in proximity to the Campbell Light Rail Station and Downtown Campbell:
• Strategy LUT-1.5a: Transit-Oriented Development: Encourage transit-oriented
developments including employment centers such as office and research and
development facilities and the city's highest density residential projects by
coordinating the location, intensity, and mix of land uses with transportation
resources, such as Light Rail.
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Approving a Planned Development Permit (PLN2014-323)
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• Strategy LUT-1.5f: Transportation Impact Mitigation: Require appropriate
mitigation measures for new development that impacts the transportation
system and consider collecting impact/mitigation fees as an in-lieu fee that could
be used toward approved capital improvement projects.
• Policy LUT-2.1: Alternative Transportation: Encourage the use of alternative
transportation such as ridesharing, public transit services, walking, and bicycling
to reduce reliance on automobile use.
• Strategy LUT-2.1 h: Bicycle Facilities: Encourage adequate and secure bicycle
facilities at employment centers, activity centers, and residential projects.
• Strategy LUT-2.11: Public Transit: Coordinate with regional transportation
agencies including VTA and the Metropolitan Transportation Commission (MTC)
to improve public transportation service and promote public transit as a viable
alternative to driving, particularly within the Priority Development Areas (PDA).
• Strategy LUT-2.1 m: Reduced Fare or Voucher Systems: Support transit
agencies in implementing or continuing reduced fare or no fare voucher systems
for populations in need.
• Strategy LUT-2.3a: Intersection Level of Service: To the extent possible,
maintain level of service (LOS) on designated intersections consistent with the
Santa Clara County Congestion Management Plan.
• Policy LUT-2.4: Jobs and Housing Balance: Maintain Campbell's balance of jobs
and housing units to encourage residents to work in Campbell, and to limit the
impact on the regional transportation system.
• Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for
and maintaining of a variety of residential densities to offer existing and future
residents of all income levels, age groups and special needs sufficient
opportunities and choices for locating in Campbell.
• Strategy LUT-3.1c: High Density Residential: Allow higher residential densities
in the North of Campbell Area (NOCA), South of Campbell Area (SOCA), and
areas near the Light Rail stations as an incentive to redevelop older, less
intensive uses (see individual plans for allowed densities) accessible to public
transit.
• Policy LUT-7.2: Public Utilities and Improvements: Provide sidewalks, public
utilities and improvements that are safe, attractive, efficient and well maintained
for pedestrians, bicyclists and motorists.
• Strategy LUT-7.2g: Landscaped and Tree Lined Streets: Provide attractive, user
friendly, tree-lined streets and install creative landscaping in street improvement
projects, where feasible.
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Approving a Planned Development Permit (PLN2014-323)
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Strategy LUT-g.1 a: Land Use Objectives and Redevelopment Plans: Permit only
those uses that are compatible with land use objectives and redevelopment
plans.
Policy LUT-g.3: Goal LUT-9, Policy 9.3: Design and Planning. Compatibility:
Promote high quality, creative design and site planning that is compatible with
surrounding development, public spaces and natural resources.
Policy LUT-g.3p: Site Lighting Guidelines: Ensure that lighting does not create .
. glare and overflow on adjacent properties by developing standards and
guidelines that are incorporated into the Zoning Ordinance.
Policy LUT-10.2.c: Landscaping in the Public Right-of-Way: Adopt an ordinance
requiring developers to install and maintain landscaping within the public right-
of-way adjacent to the developed property.
Strategy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that
create an economic balance within the City while maintaining a balarice with
other community land use needs, such as housing and open space, and while
providing high quality services to the community.
._ Strategy LUT-14.6a: Decorative Features: Development projects should
incorporate decorative features including plazas that incorporate amenities such
as public art, special paving, tile, and fountains.
• Strategy LUT-16.1: Land Use: Allow commercial, industrial and/or residential
land use uses in the accordance with adopted plan for each [SOCA] sub-area.
. Policy LUT-16.2: Building Orientation: Orient buildings to a public street.
Strategy LUT-16.2a: Residential Entries: Locate building entries facing the
streets for all residential units located along a public street.
Strategy LUT-16.2b: Non-Residential Entries: Ensure that all nonresidential
developments are required to orient identifiable entryways toward public streets
and provide street-level windows and glass front display bays for all street-level
office and retail.
Strategy LUT-16.2c: Visibility: Ensure that Residential projects are designed
to provide visibility into the core of the project where the project adjoins streets
or the Los Gatos Creek Trail. Public parking for trail users is encouraged.
Policy LUT-16.3: Building and Site Design: Encourage high quality building and, site
design in the SOCA Area.
10. The project would also be consistent with the following Housing Element strategy that
encourages residential projects located within '/< mile of a light-rail station to be
developed with at least 75% of the maximum allowable density:
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Approving a Planned Development Permit (PLN2014-323)
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Policy H-4.3: Planned For Densities: To encourage the efficient and
sustainable use of land, the City encourages residential development that is
proposed near existing light rail stations (within 1/4 mile radius) and/or within the
boundaries of the Winchester Boulevard Plan and East Campbell.P,venue plan
areas, to achieve at least 75 percent of the maximum General Plan Land Use
category densities.
11. The project proposes 258 parking spaces, where 233 parking spaces are required in
accordance with State Density Bonus Law and the Campbell Municipal Code.
12. The project includes a height concession in accordance with State Density Bonus Law
and the Campbell Municipal Code.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The proposed development will clearly result in a more desirable environment and use
of the land than would be possible under any other zoning district classification.
2. The proposed development will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than would
be allowed by other residential zoning districts, which are consistent with the General
Plan designation of the property.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. 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.
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 Planned Development
Permit (PLN2014-323) 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"). '
City Council Ordinance No. 2tQ2
Approving a Planned Development Permit (PLN2014-323)
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.
PASSED AND ADOPTED this 6th day of October 2015, by the following roll call
vote:
AYES: COUNCILMEMBERS:Resnikoff, Kotowski, Baker, Cristina
NOES: COUNCILMEMBERS:GibbOns
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: zone
APPROVED:
ATTEST:
Wendy od, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Planned Development Permit (P, LN2014-323)
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 ahd the State of California that pertain to this
development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1: Approved Proiect: Approval is granted for a Planned Development Permit with a density
bonus (PLN2014-323) to allow construction of 157-unit residential infill development
consisting of 119 apartments, 32 townhomes and 6 duets, in conjunction with, and
subject to a Tentative Vesting Subdivision Map (PLN2014-324), Tree Removal Permit
(PLN2014-329), and Variance (PLN2015-167) on properties located at 208 & 226-328
Railway Avenue, and a portion of 290 Dillon Avenue (City Corporation Yard), in the P-D
(Planned Development) Zoning District. The project shall substantially conform to the
Project Plans (including architectural, civil, and landscaping sheets), dated as received
by the Planning Division July 16, 2015, and Construction Staging/Phasing Plan, dated
February 13, 2015 except as may be modified by the Conditions of Approval herein.
2. Planning Final Required: Planning Division clearance is required prior to Building Permit
final.
3. Permit Expiration: The Planned Development Permit is valid for a period of two years
from the date of final City Council approval. A building permit must be obtained within
this two-year period or the`Planned Development Permit shall be void.
4. -Tract Map: The Planned Development Permit approval is contingent upon recordation of
the Tract Map (and all conditions of approval included therein) to divide the subject
property. The Tract Map shall be recorded prior to the issuance of building permits.
5. Tree Removal: The Planned Development Permit approval is contingent upon approval
of the Tree Removal Permit allowing the removal of trees in conflict with on and offsite
improvements.
6. Variance: The Planned Development Permit approval is contingent upon the approval of
a Variance to allow the placement of an additional service pole in association with the
project's utility undergrounding requirements.
7. Sign Application: The applicant shall be required to apply for a separate sign application
(e.g. Sign Exception and Variance) for the consideration of alternative sign designs for
the project. The revised sign designs shall be prepared by a design professional and
submitted for review prior to building permit issuance.
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 2 of 10
8. Revision to Plans: The building permit submittal construction plans shall incorporate the
following revisions:
a. Conditions of Approval: The conditions of approval shall be stated in full in the
construction plans.
b. Building Colors: The building permit plans shall incorporate lighter paint colors
~ for the townhouse component of the project, and a lighter color brick project wide,
as noted in the Revised Townhouse Exhibit, stamped as received July 16, 2015.
Final selection of brick (e.g. thickness, spacing, color) shall be to the satisfaction
of the Community Development Director.
`' c. Townhouses: The elevations of the Townhouses shall reflect Option 3 - "Open
Deck with Metal Roof' as noted in the Revised Townhouse Exhibit, stamped as
received July 16, 2015.
d. Directional/Wayfinding Sign: The project site plan shall include an exhibit
identifying directional and identification signs, including the location and design of
the required Wayfinding sign which serves to showcase the project's high walk-
score, and inform the public and residents of nearby amenities (e.g. onsite bike
rack locations) and features (e.g. Los Gatos Trailhead, Campbell Downtown).
e. Decorative Lighting: A revised lighting plan and photometric study shall be
required identifying decorative lighting fixtures throughout the project. The final
selection of lighting fixtures and locations shall to the satisfaction of the
Community Development Director.
f. Trash Management: All apartment residents shall be provided access on their
level to a chute, and additional acoustical dampening shall be reflected in the
plans where apartment units share a common wall with a trash chute.
g. Receptacle Storage Area: The floor plans for all. garages shall incorporate a
designated storage area for refuse, recycling and compost receptacles that is
outside of the required parking stall dimension.
h. Sound Wall: The project plans shall be revised to indicate that the sound wall,
which .wraps behind the Duet units, shall step down with multiple breaks as it
approaches Railway Avenue. The final design, and number of steps, shall be
subject to the review and approval of the Community Development Director.
i. Privacy: The applicant shall coordinate with staff to provide enhanced privacy
landscaping and/or fencing with the intent of alleviating privacy concerns for the
adjoining resident located at 243 Dillon Avenue. The final design shall be subject
to the review and approval of the Community Development Director.
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 3 of 10
j. Mid-Block Crossing: The applicant shall be required to show and bear the cost
of installing a lighted mid-block pedestrian crosswalk spanning Railway Avenue.
The exact location and specifications (e.g. installation method, power
source, flashing beacon system) of the crossing shall be determined at the Street
Improvement plan stage to the satisfaction of the Director of Public Works.
k. Bike Lanes 8~ Sidewalks: The applicant shall be .required to bear the cost of
extending bike lanes and sidewalks to Kennedy Avenue, to the extent possible,
so long as it does not result in the removal of more than four street parking
spaces. The exact design shall be determined at the Street Improvement plan
stage to the satisfaction of the Director of Public Works.
I. Green Bike Lanes: The applicant shall be required to bear the cost of installing
green bike lanes along the project's frontage, including additional signing and
striping (e.g. sharrows) beyond the project's frontage in order to facilitate an
orderly transition. The specifications of the material used in creating the green
bike lanes shall be determined at the Street Improvement plan stage to the
satisfaction of the Director of Public Works.
9. Electric Vehicle Charging Stations: The project shall provide .no less than four (4) EV
(Electric Vehicle) charging stations and pre-wire an additional four (4) spaces, to be
made available on request of users or the Community Development Director. The
distribution of these spaces shall be in substantial conformance with the EV Statiori Plan
as referenced in the Staff Report, and installed prior to occupancy. Signs shall be
included indicating that the use of eight (8) EV charging stations is restricted only for the
duration the vehicle is charging. Additional EV parking spaces provided, in addition to
the minimum required, shall not be subject to this charging restriction and may serve as
assigned parking spaces for owner or rental units.
10. Bicycle Parking: The project will provide bicycle parking on the first floor of the
apartment building, and provide garage hooks in the duet and townhouse unit garages.
Furthermore, several bike racks will be provided throughout the project in a location,
number and style to the satisfaction of the Director of Community Development.
11. Signs: With the exception of the inclusion of several "wayfinding signs", no signs have
been reviewed or approved by this application. Any proposed signage will need to meet
current zoning ordinance standards, and separately obtain approval of a Sign Permit
application as required.
12. Construction Phasing: The entire project (apartments, townhouses, and duets) shall be
completed in one phase. No occupancy shall be granted to any component of the
project until such time that all below market rate housing units are under construction
with building permits issued. All work associated with the project, including parking of
vehicles and storage of materials, shall be contained onsite unless otherwise approved
by the Community Development Director.
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 4 of 10
13. Landscaping Plan: The construction drawings for a building permit shall include a "final"
landscaping plan, including irrigation details arid associated calculations, in compliance
with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations as adopted
by the Campbell water-efficient landscape guidelines. All replacement trees required by
the Tree Removal Permit shall be noted as such.
14. Equal Access: As codified within the project's CC&Rs, the Home Owners Association
shall maintain equal access to all common facilities and amenities by all residents
(renters and homeowners) of the project.
15. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back-flow preventers, indicating the location of the boxes for approval by the
Community Development Director.
16. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site in compliance with City of Campbell Lighting Design Standards (CMC
21.18.090). The design and type of lighting fixtures and lighting intensity of any proposed
exterior lighting for the project shall be reviewed and approved by the Community
- Development Director. Lighting fixtures shall be of a decorative design to be compatible
with the residential development and shall incorporate energy saving features.
17. Pad Certification: Following site grading and prior to preparation of individual building
pad forms, the following improvements shall be certified by a licensed land surveyor and
reviewed by the Community Development Director to determine consistency with the
approved plan (grade, pad and drainage).
18. Residential Address Identification: The applicant shall submit a detail sheet showing
uniforrri residential address identification material type and location on the building wall
for review and approval by the Community.Development prior to the issuance of Building
Permits. In order to obtain approval, numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Additionally, number material and color is required
to contrast with their background.
19. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant
existing structures shall be secured, by having windows boarded up and doors sealed
shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985
Ed. Uniform Fire Code).
20. Roof Vents: The applicant shall coordinate mechanical and. plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 5 of 10
21. Pest Control: Prior to issuance, of a demolition and/or building permit, the applicant shall
be required to hire a pest control company to inspect the site for rodents and provide a
report on the inspection to the City for review. If it has determined that rodents exist, a
remediation plan shall be prepared by the pest control company and provided to the City
for review and approval, and the remediation plan shall be implemented to rid the site of
rodents prior to issuance of a demolition and/or building permit.
22. Parking and Driveways: -All parking and driveway areas shall be developed and
maintained in compliance chapter 21.28 (Parking and Loading Ordinance) of the
Campbell Municipal Code.
23. Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street prior
to the issuance of building permits.
24. Stormwater and Grading Requirements: The project shall comply with City stormwater
and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more
specifically itemized in the Public Works Department Conditions of Approval for the
Tentative Vesting Subdivision Map.
25. Sound Attenuation: The project shall comply with the City Residential Noise Standards
(CMC 21.16.070.E) through incorporation of attenuation measures specified in the
project's acoustic analysis.
26. Soil Remediation: Remediation .work currently underway to address soil contamination
(per CMC 21.18.080.6), shall be completed, prior to issuance of building permits. At the
conclusion of Soil Remediation activities, a report documenting the cleanup shall be
provided by the EEI (or designated Environmental Consultant) confirming compliance
with the recommended remediation plan.
27. Cultural Resources: If archaeological or paleontological resources are encountered
during excavation or construction, construction personnel shall be instructed to
immediately suspend all activity in the immediate vicinity of the suspected resources and
the City and a licensed archeologist or paleontologist shall be contacted to evaluate the
situation. A licensed archeologist, or paleontologist shall be retained to inspect the
discovery and make any necessary recommendations to evaluate the find under current
CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring
program to the City for review and approval prior to the continuation of any on-site
construction activity.
28. Human Remains: In the event a human burial or skeletal element is identified during
excavation or construction, work in that location shall stop immediately until the find can
be properly treated in compliance with § 7050.5 of the California Health and Safety Code
and § 5097.94 of the California Public Resources Code. The City and the Santa Clara
County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 6 of 10
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.
Building Division:
29. Permits Required: A building permit application shall be required for the proposed new
"High Density" residential dwelling structure, Town Homes, & Duplex structures. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part
of the permit.
30. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
31. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
32. 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.
33. Soils Report: As required by the CMC Sec. 21.18.130 all new development shall
conform to the California Building Code provisions regarding engineering and
geotechnical analysis. Two copies of a current soils report, prepared to the satisfaction
of the Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared by
a licensed engineer specializing in soils mechanics.
34. 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 thorough site drainage details.
35. Foundation Inspections: A pad certificate prepared by'a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the
soils report and the building pad elevation and on-site retaining wall locations and
elevations are prepared according to approved plans. Horizontal and vertical controls
shall be set and certified by a licensed surveyor or registered civil engineer for the
following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 7 of 10
36. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/z X 11 calculations shall be submitted as well.
37. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare ah inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits, in
accordance with C.B.C Appendix 1, Section 106. Please obtain City of Campbell
Special Inspection forms from the Building Inspection Division Counter...
38. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
39. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a: West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. San Jose Water Company (408) 279-7900 (Customer Service)
d. Bay Area Air Quality Management District (Demolitions Only)
e. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
40. P.G. & E.: The applicant is advised to contact P.G. &E. as early as possible in the
approval process. -Service installations, changes and/or relocations may require
substantial scheduling time 'and can cause significant delays in the approval process.
The applicant should also consult with P.G. & E. concerning utility easements,
distribution pole locations and required conductor clearances.
41. California Green Building Code: This project is subject to the mandatory requirements
for new residential structures (Chapter 4) under the California Green Building Code,
2013 edition.
42. Construction Fencing: This project shall be properly enclosed with construction fencing
to prevent unauthorized access to the site during construction. The construction site
shall be secured to prevent vandalism and/or theft during hours when no work is being
done. All protected trees shall be fenced to prevent damage to root systems.
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 8 of 10
43. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
44. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential building Code 2013 edition, and be equipped with a complying Fire
Sprinkler system.
45. Storm Water 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.
FIRE DEPARTMENT
46. Fire Review: Review of this Developmental proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work the applicant shall make application to, and
receive from, the Building Department all applicable construction permits.
47. Automatic Fire Sprinkler System Required: Approved automatic sprinkler systems in
new and existing buildings and structures shall be provided in the locations described in
this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive.
For the purposes of this section, firewalls used to separate building areas shall be
constructed in accordance with the California Building Code and shall be without
openings or penetrations. An automatic sprinkler system shall be provided throughout all
new buildings and structures. Exception: Group A, B, E, F, I, L, M, S and U occupancy
buildings and structures that do not exceed 1,000 square feet of building area. NOTE:
The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for
consulting with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required. NOTE: Covered porches, patios,
balconies, and attic spaces may require fire sprinkler coverage. A State of California
licensed (C-16) Fire Protection Contractor shall submit plans; calculations, a completed
permit application and appropriate fees to this department for review and approval prior
to beginning their work. Section 903.2 as adopted and amended by CBLMC.
48. Water Supply Requirement: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor
supplying the site of such project, and to comply with the requirements of that purveyor.
Such requirements shall be incorporated into the design of any water-based fire
protection systems, and/or fire suppression water supply systems or storage containers
that may be physically connected in any manner to an appliance capable of causing
contamination of the potable water supply of the purveyor of record. Final approval of the
system(s) under consideration will not be granted by this office until compliance with the
requirements of the water purveyor of record are documented by that purveyor as having
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 9 of 10
been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code
13114.7.
49. Fire hvdrants available. The number of fire hydrants available to a complex or
subdivision shall not be less than that determined by spacing requirements listed in CFC
Table C105.1 when applied to fire apparatus access roads and perimeter public streets
from which fire operations could be conducted. Maximum separation for this condition is
500 feet, with maximum distance to any hydrant from any point on the curbs being 250
feet. Existing fire hydrants on public streets are allowed to be considered as available.
The average spacing between fire hydrants shall not exceed that listed in Table C105.1.
Exception: The fire chief is authorized to accept a deficiency of up to 10 percent where
existing fire hydrants provide all or a portion of the required fire hydrant service.
Regardless of the average spacing, fire hydrants shall be located such that all points on
streets and access roads adjacent to a building are within the distances listed in Table
C105.1 CFC Sec. Appendix C as adopted and amended by CBLMC.
50. Fire Department Access: Buildings or facilities exceeding 30 feet (9144 mm) or three
stories in height shall have a least two means of fire apparatus access for each
structure. Multi-family residential projects having more than 100 dwelling units shall be
equipped throughout with two separate and approved fire apparatus access roads.
Exception: When approved by the fire code official, where there are more than 30
dwellings units on a single public or private fire apparatus road and all dwellings units
are equipped throughout with an approved automatic sprinkler system in accordance
with California Fire Code Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, access from two
directions shall not be required. CFC Sec. 503.1.2 as adopted and amended by CBLMC
Comment #6: Ground ladder access: Ground-ladder rescue from second and third floor
rooms shall be made possible for fire department operations. With the climbing angle of ~
seventy five degrees maintained, an approximate walkway width along either side of the
building shall be no less than seven feet clear. Landscaping shall not be allowed to
interfere with the required access. CFC Sec. 503 and 1029.
1
51. Aerial Apparatus Access Roads: Where required: Buildings or portions of buildings or
facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department
vehicle access shall be provided with approved fire apparatus access roads capable of
accommodating fire department aerial apparatus. Overhead utility and power lines shall
not be located within the aerial fire apparatus access roadway. 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. Turnarounds are
required for all dead end roadways with a length in excess of 150 feet. Width: Fire
apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in
the immediate vicinity of any building or portion of building more than 30 feet (9144 mm)
in height. Proximity to building: At least one of 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 code official. CFC Sec. 503.2.2.
Conditions of Approval
Planned Development Permit (PLN2014-323)
Page 10 of 10
52. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background. CFC Sec. 505.
53. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33.
PUBLIC WORKS DEPARTMENT
54. Tentative Vesting Subdivision Map: All Conditions of Approval of the Vesting Tentative
Subdivision Map (PLN2014-324) shall be implemented and fulfilled to the satisfaction of
the City Engineer.