PC Res 4272RESOLUTION NO. 4272
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
WITH SITE AND ARCHITECTURAL REVIEW (PLN2015-248) TO
ALLOW CONSTRUCTION OF AN APPROXIMATELY 4,000
SQUARE-FOOT CLASSROOM BUILDING AND AN INCREASE IN
STUDENT CAPACITY FROM 120 TO 150 CHILDREN FOR AN
EXISTING PRIVATE PRE-K-8 SCHOOL (GARDEN DAY SCHOOL)
WITH ANCILLARY DAYCARE SERVICES, AND A PARKING
MODIFICATION PERMIT (PLN2015-361) TO ALLOW A SHARED
PARKING ARRANGEMENT ON PROPERTY LOCATED AT 1980
HAMILTON AVENUE. FILE NO: PLN2015-248,361
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to File No. PLN2015-248,361:
1. The project :site is located along Hamilton Avenue, between Leigh and Phantom
Avenues.
2. The project site is zoned P-F (Public Facilities) as shown on the Campbell Zoning
Map.
3. The project site is designated Institutional as shown on the Campbell General Plan
Map.
4. The project siite is surrounded by single-family residential and office uses.
5. The project site owned and improved by the First Congregational Church of San
Jose, including the Church's sanctuary, assembly hall, administrative offices, and
school rooms.
6. The Planning Commission approved a Conditional Use Permit (PLN2007-128) for
private school, known as Carden Day School, by Resolution No. 3839 on September
27, 2007. Thf~ Conditional Use Permit (PLN2007-128) allowed establishment of a Jr.
K-3~d grade private school, with a capacity of 80 children, for a period of five years,
expiring June 2012.
7. The Planning Commission granted a Modification (PLN2013-197) request to reinstate
the Conditional Use Permit approval for the school for a period of four years, increase
the school's capacity to a maximum of 120 children in grades Jr. K through fifth
grade, and allow the placement of modular buildings, by Resolution No. 4113, on
September 10, 2013.
8. Conditions of Approval No. 3 and 4 of the Modification (PLN2013-197) approval
indicated that the Conditional Use Permit approval was valid until 2017 (four years)
only if the school adhered to certain performance benchmarks starting with submittal
Planning Commission Resolution No. 4272 Page 2 of 4
PLN2015-248,3Ei1 -Carden Day School
Conditional Use Permit w/ Site and Architectural Review and Parking Modification Permit
of a formal application by June 30, 2014. Otherwise, the School was to provide a
letter by thalr same date, indicating that the School would cease operations and
remove the modular buildings by June 30, 2015.
9. The Planning Commission specifically incorporated strict pertormance measure to
ensure that the modular buildings would be permitted for the requested four year
period only if the School took timely action to proceed with permanent facilities.
10. The Planning Commission's approval was predicated on an understanding that use
of modular classroom buildings is appropriate only on a limited term basis. In this
regard, the City did not perform a traffic analysis or require off-site public
improvements that otherwise would be warranted for permanent construction, since
such actions would be taken at a later time as part of an application for permanent
facilities.
11. On Septemk~er 8, 2015, the Planning Commission adopted Resolution No. 4239
approving aCity-initiated Modification to the aforementioned Conditional Use Permit
that allowed alimited-term extension of approval subject to the School pursuing
construction of permanent classroom facilities.
12. The proposed project, comprised of development applications for a Conditional Use
Permit with Site and Architectural Review (PLN2015-248), Parking Modification Permit
(PLN2015-361), and Tree Removal Permit (PLN2015-332), would allow construction of
an approximately 4,000 square-foot classroom building and an increase in student
capacity from 120 to 150 children in compliance with the Planning Commission
Resolution No. 4239.
13. The Planning Commission's review of the proposed project encompassed zoning
and General Plan land use conformance, noise, and parking.
14. Applicable General Plan and Downtown Development Plan Policies and Strategies
considered by the Planning Commission include:
Policy LUT-12.1c: Parking Lot Design: Design parking lots to minimize impacts on the street
system by providing adequate sized driveways, sufficient queuing and efficient
circulation.
Policy LUT-11.2a: Services Within Walking Distance: Encourage neighborhood serving
commercial and quasi-public uses, such as churches, schools, and meeting
halls to locate within walking distance of residential uses.
Policy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an economic
balance within the City while maintaining a balance with other community land
use needs, such as housing and open space, and while providing high quality
services to the community.
15. Based a Traffic Impact Analysis prepared for the project, the project will not exceed,
either individually or cumulatively, a LOS standard established by the Congestion
Management: Program for designated roads or highways.
Planning Commission Resolution No. 4272 Page 3 of 4
PLN2015-248,3131 -Carden Day School
Conditional Use Permit w/ Site and Architectural Review and Parkins Modification Permit
Based upon they foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning
Code and the Campbell Municipal Code;
2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the
fences and walls, landscaping, parking and loading facilities, yards, and other
development features required in order to integrate the use with uses in the
surrounding area;
4. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate;
5. The design, location, size, and operating characteristics of the proposed use are
compatible writh the existing and future land uses on-site and in the vicinity of the
subject property; and
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or
general welfare of persons residing or working in the neighborhood of the proposed
use, or be detrimental or injurious to property and improvements in the neighborhood
or to the general welfare of the city.
7. The project will aid in the harmonious development of the immediate area; and
8. The project i;> consistent with applicable adopted design guidelines.
9. Due to the unique nature and circumstances of the project, or special development
features, the anticipated number of parking spaces necessary to serve the use or
structure is IE:ss than that required by the applicable off-street parking standard, and
would be satisfied by the existing or proposed number of parking spaces, as
supported by review of the applicant's documentation and/or a parking demand study
prepared by a qualified transportation engineer accepted by the decision-making
body;
10. Conditions of approval have been incorporated into the project to ensure the long-
term adequacy of the provided off-street parking; and
11. Approval of the parking modification permit will further the purpose of this chapter.
12. The project is Categorically Exempt under Section 15314 of the California
Environmental Quality Act (CEQA) which exempts from environmental review
expansions of existing private schools, constructed within existing school grounds,
where the e~;pansion does not increase student capacity by more than 25% or ten
classrooms, ~nrhichever is less
Planning Commission Resolution No. 4272 Page 4 of 4
PLN2015-248,361 -Carden Day School
Conditional Use Permit w/ Site and Architectural Review and Parking Modification Permit
THEREFORE, E3E IT RESOLVED that the Planning Commission approves a Conditional
Use Permit with Site and Architectural Review (PLN2015-248) and a Parking
Modification Permit (PLN2015-361), subject to the attached Conditions of Approval
(attached Exhibit A).
PASSED AND ADOPTED this 26th day of January, 2016, by the following roll call vote:
AYES: Commissioners: Bonhagen, Finch, Kendall, Dodd, Reynolds and Young
NOES: Commissioners: None
ABSENT: Commissioners: Rich
ABSTAIN: Commissioners: None ___
,'~ ~ .~ d~
APPROVED: `~°~~. ,;Z.~.,,...~_._ h ~,,~,,~~~
is Dodd, Chair
ATTEST: x~ "`-'
Pau IKerm yan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit wlSite and Architectural Review (PLN2015-248)
Parking Modification Permit (PLN2015-361)
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. Additioinally, the applicant is hereby notified that he/she is required to comply
with all applicabble Codes or Ordinances of the City of Campbell and the State of
California that pE=rtain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Pr~oiect: Approval is granted for a Conditional Use Permit with Site and
Architectural Review (PLN2015-248) and a Parking Modification Permit (PLN2015-
361) to permanently establish a private elementary/intermediate school with ancillary
daycare services, located at 1980 Hamilton Avenue, including construction of an
approximately 4,000 square-foot classroom building and an increase in student
capacity frorn 120 to 150 children. The project shall substantially conform to the
Revised Project Plans stamped as received by the Community Development
Department on November 11, 2015, and the Color/Material sheet, Project
Description, and Operational Description, stamped as received by the Community
Development Department on August 18, 2015, except as may be modified by the
Conditions off Approval contained herein.
2. Permit Expiration: The Conditional Use Permit with Site and Architectural Review
(PLN2015-248) and Parking Modification Permit (PLN2015-361) shall be valid for six
(6) months from the effective date of the approving Planning Commission Resolution,
expiring July 5, 2016. Within this six (6) month period, a building permit for the
construction of the approved classroom building must be issued. Failure to meet this
deadline or expiration of an issued building permit will result in the approval being
rendered void.
3. Previous Conditional Use Permit: Upon issuance of a building permit and
commencement of construction of the approved classroom building the previously-
approved Modified Conditional Use Permit (PLN2015-196) approved by Planning
Commission Resolution No. 4239 shall be permanently superseded by the
entitlement granted herein.
4. Revocation of Permit: Non-compliance with these standards, or any other conditions
of approval specified herein or any standards, codes, or ordinances of the City of
Campbell or State of California shall be grounds for consideration of revocation of the
Conditional Use Permit by the Planning Commission.
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Page 2
5. Removal of IVlodular Building: The existing modular buildings, currently permitted on
a temporary basis pursuant to Planning Commission Resolution No. 4239, and as
secured by an Agreement dated November 6, 2015, shall be removed prior to
issuance of Certificate of Occupancy and Building Permit "Final" of the approved
classroom building.
6. Planning Final Required: Planning Division clearance is required prior to Building
Permit final. Construction that is not in substantial compliance with the approved
project plan;> shall not be approved without prior authorization of the necessary
approving body.
7. Traffic and ;Safety Improvements: The applicant shall coordinate with the Public
Works Department to review potential off-site improvements, including, but not limited
to red-curbing, lane markings (e.g., "keep clear") and flashing speed signs, that may
be necessary to minimize traffic impacts related to the School, as determined by the
Public Work;> Director. If the Public Works Director believes such improvements are
warranted ar~d are needed as a direct result of the School use, the School will be
responsible to fund such improvements.
8. Church Activities: Church assemblages shall be scheduled so as to not interfere with
the operation of the School. This shall require that large assemblages be held after
the close of the School's normal operating hours. If overlapping activities result in
complaints t.o the City, the Community Development Director shall review the
schedule of on-site activities and impose restrictions as appropriate.
9. Operational Standards: The operation of the private school and related commercial
daycare ceni:er shall be subject to the following operational standards:
a. Number of Children: The maximum number of children on site shall not exceed
one hundred and fifty (150).
b. Age of Children: All children shall be of pre-school, elementary, or intermediate
school age (up to eighth grade).
c. Extended Care: Extended care (daycare) provided before- and after-school shall
only be provided to the School's enrolled students.
d. Operational Hours: Hours of operation for the school shall be restricted to 7:30
AM to E~:30 PM, Monday through Friday, exclusive of the customary and
reasonable use of the facility for administrative activity.
e. Outdoor Activities: All outdoor activities shall be restricted to 8:00 AM to 6:30
PM.
f. Special (Events: Special event activities shall be scheduled as not to interfere
with the operation of the Church.
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Page 3
g. Property Maintenance: The school shall maintain all exterior areas of the
business free from graffiti, trash, rubbish, posters and stickers placed on the
property.
h. Outdoor Storage: No equipment, materials or business vehicles shall be parked
and/or stored outside or within the parking lot.
i. Trash & Clean Up: All trash, normal clean up, carpet cleaning, etc. shall be done
between '7:00 AM and 7:00 PM Monday through Friday.
Commercial Daycare Center: Operation of the before- and after-school
extended care (daycare) program shall be in full compliance with Campbell
Municipal Code Sec. 21.36.080 and the California Code of Regulations. The
school shall maintain in good standing the appropriate license(s) from the
California Department of Social Services.
k. Parental Notices: Bi-annual written notices shall be provided to parents,
instructing them of the arrival and departure procedures, specifically indicating
that left turns from and onto Leigh Avenue are prohibited.
Parking: The parking lot shall be maintained in compliance with the standards in
the Campbell Municipal Code. All parking and driveway areas shall be developed
and maintained in compliance with the approved plans and Chapter 21.28
(Parking ;and Loading) of the Campbell Municipal Code. All parking areas shall be
regularly swept and cleaned to remove litter and debris from the parking areas
and driveways. Parking shall be restricted for on-site uses only.
10. Refuse Enclosure: New and/or modified refuse enclosures shall comply with all
applicable standards of Section 21.18.110 of the Campbell Municipal Code, and shall
include a rc-of covering, sanitary drain connection, and fire sprinkler protection.
Refuse receptacles shall be kept within the enclosures except during collection in
compliance with Chapter 6.04 of the Campbell Municipal Code.
11. Lighting Details: Lighting fixtures shall comply with the Campbell Lighting Design
Standards.
12. Location of P~lechanical 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 uvith the building and requires review and approval by the Community
Development Director and Building Division prior to installation of such screening.
13. Construction Activities: The applicant shall abide by the following requirements
during construction:
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Page 4
a. 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.
b. 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.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction 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.
f. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
g. Use dust-proof chutes for loading construction debris onto trucks.
h. Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind.
i. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintaiin at least two feet of freeboard.
j. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
k. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
I. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
Building Divisinn:
14. Permits Required: A building permit application shall be required for the proposed
new classroom structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
15. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
16. Size of Plans;: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
Conditions of A~-proval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Paae 5
17. 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.
18. 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.
19. Soils Report:, 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 licensecl engineer specializing in soils mechanics.
20. Foundation Ilnspections: 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 i:he 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
21. Title 24 Ene~rgy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2' X 11" calculations
shall be subritted as well.
22. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits,
in accordance with C.B.C Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
23. Non-Point Source: 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.
24.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
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Paae 6
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
e. San Jose Water Company (279-7900)
25. 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.
26. California Green Building Code: This project shall comply with Chapter 5 of the
California Green Building Code 2013 ed.
PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as
required by Carpbell Municipal Code 11.24.040. This scope of work does not trigger
the Image Street improvements along the Hamilton Avenue frontage, but it does trigger
ADA and sidewalk upgrade improvements along the Leigh Avenue frontage as detailed
below.
Visit the City's v~rebsite and follow the submittal requirements for Public Works once this
application has received entitlement.
The checklist for the various plans required for submittal can be found on the City's
Website at City Services-Public Works-Engineering-Land Development-Documents,
(or use this link: http://www.cityofcampbell.com/206/Documents). See instructions on:
1. Checklist for Grading and Drainage and
2. Checklist for Street Improvement Plans.
The building permit and grading permit will not be issued until all Public Works
Conditions of Approval have been satisfied.
These Conditions of Approval are a supplement to the plans dated 8/6/15 with a revision
date of 11/10/15 by Brad Cox Architect Inc. The plans are not approved for construction.
Further plan checking by Public Works will be required post entitlement.
27. Response LE~tter: Upon submittal of the Street Improvement Plans and the Grading
and Drainages Plans, the applicant shall provide an itemized response letter verifying
that all the Puublic Works Conditions of Approval have been met or addressed.
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Paae 7
28. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits
for the site, tlhe applicant shall provide a current Preliminary Title Report, grant deed,
or other satisfactory proof of ownership.
29. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional
right-of-way fro be granted in fee for public street purposes along the Leigh Avenue
frontage to accommodate the sidewalk widening, unless otherwise approved by the
City Engineer. 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.
30. Soils Report_ Upon submittal of the Grading and Drainage plan, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
31. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, 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 writtf:n certification that the development has been built per the engineered
grading and drainage plans.
32. Drainage System: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate
that the facilities are functioning normally in accordance with the requirements of the
City.
33. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building perrnits, the applicant shall comply with the National Pollution Discharge
Elimination ~>ystem (NPDES) permit requirements, Santa Clara Valley Water District
requirements;, and the Campbell Municipal Code regarding stormwater pollution
prevention. -fhe primary objectives are to improve the quality and reduce the quantity
of stormwater runoff to the bay.
Resources t.o 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.
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Page 8
34. 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.
35. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the City
Engineer for installation and/or abandonment of all utilities. The plan shall clearly
show the location and size of all existing utilities and the associated main lines;
indicate which utilities and services are to remain; which utilities and services are to
be abandonE~d, and where new utilities and services will be installed. Joint trenches
for new utilities shall be used whenever possible.
36. 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. Leigh Avenue 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.
37. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall
execute a street improvement agreement, cause plans for public street improvements
to be prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following improvements to Leigh Avenue,
unless othenNise 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 and necessary sidewalk, curb and
gutter.
d. Removal of the existing curb ramp at the southeast corner of Leigh Avenue
and Hamilton Avenue.
e. Installation of City standard curb, gutter, detached sidewalk and ADA
compliant driveway approaches. Installation of asphalt concrete overlay per
street pavement restoration plan for utility installation and/or abandonment, as
required by the City Engineer.
f. Installation of an ADA compliant curb ramp at the southeast corner of Leigh
Avenue and Hamilton Avenue.
Conditions of Approval
Conditional Uses Permit w/S&A Review and Parking Modification - PLN2015-248,361
Page 9
g. Installation of City approved street trees and irrigation at 30 feet on center.
h. Instalilation of traffic control, stripes and signs.
i. Consi:ruction of conforms to existing public and private improvements, as
necessary.
Submit final plans in a digital format acceptable to the City.
38. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as-built
drawings to irhe City.
39. MaintenancE~ of Landscaping_ Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
40. Utility Encroachment Permit: Separate encroachment 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.
41.Additional Street Improvements:
that new utility main lines, extra
development, and should the
improvements, the City may add
discretion of the City Engineer, t
the satisfaction of the City.
Should it be discovered after the approval process
utility work or other work is required to service the
se facilities or other work affect any public
conditions to the development/project/permit, at the
restore pavement or other public improvements to
42. Traffic Mitigations: The applicant will be responsible to contribute towards or
construct any traffic mitigation improvements identified in the Traffic Impact Analysis
for the project.
COUNTY FIRE DISTRICT
43. Development Review: Review of this development proposal is limited to acceptability
of site acce:>s 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.
44. Fire sprinklers Required. Approved automatic sprinklers shall be installed. The
owners(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 to the existing water service is required. Note: Covered porches, patios,
Conditions of Approval
Conditional Use Permit w/S&A Review and Parking Modification - PLN2015-248,361
Page 10
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. CFC Sec. 903.2, as adopted and amended by
CBLTC.
45. Water Supply Requirements: 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.
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 i:he system(s) under consideration will not be granted by this office until
compliance ~Nith the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2007 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7.
46. Construction Site Fire Safety: All construction sites must comply with applicable
provisions o~f the CFC Chapter 33 and our Standard Detail and Specification SI-7.
Provide apprropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33.
47.Address identification. New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position
that is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Where required by the fire code official,
address nurnbers shall be provided in additional approved locations to facilitate
emergency iresponse. Address numbers shall be Arabic numbers or alphabetical
letters. Numlbers shall be a minimum of 4 inches (101.6 mm) high with a minimum
stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and
the building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure. Address numbers shall be maintained.
CFC Sec. 505.1