PC Res 4354RESOLUTION NO. 4354
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE & ARCHITECTURAL
REVIEW PERMIT (PLN2015-274) AND TREE REMOVAL PERMIT
(PLN2015-275) FOR A NEW ~ 5,790 SQUARE FOOT OFFICE
BUILDING ON PROPERTY LOCATED AT 95 E. HAMILTON 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 Planning Commission finds as follows with regard to file numbers PLN2015-274
and PLN2015-275:
Environmental Finding
1. The project is Categorically Exempt per Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to new construction of small
structures which allows up to four (4) commercial buildings with a floor area not
exceeding 10,000 square feet in area in an urbanized area.
Evidentiary Findings
2. The Project Site is zoned P-O (Professional Office) on the City of Campbell Zoning
Map.
3. The Project Site is designated Professional Office on the City of Campbell General
Plan Land Use diagram.
4. The proposed project will be compatible with the P-O (Professional Office) Zone
District with approval of a Site and Architectural Review Permit.
5. The subject property is situated on a 14,520 square foot site (net), located on the
north side of E. Hamilton Avenue between Winchester Boulevard and N. Central
Avenue. The property is surrounded by single-family residences to the north and
west and office uses to the east and south. The project site is located in the P-O
(Professional Office) Zoning District.
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. There are six protected coast redwood trees (trees , #401-406) and one crape
myrtle street tree (#407) located on the property.
Planning Commission Resolution No. 4354 Page 2 of 3
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit
9. Removal of trees greater than 12-inches in diameter requires a Tree Removal
Permit under the City's Tree Protection requirements (CMC 21.32).
10. All of the coast redwood trees, including adouble-trunked redwood tree (19.8" +
23.6"), are greater than 24-inches in diameter.
11. An Arborist Report was prepared for the City by Monarch Consulting Arborists
LLC, dated December 1, 2016 ("Arborist Report"). The Arborist Report included: a
tree assessment which evaluated each tree's size, health, value, and suitability for
protection; a review of the proposed project including potential impacts to the trees
and the life expectancy of trees to be retained; tree protection measures and post
construction tree care and maintenance; and tree replacement recommendations.
12. Removal of tree #401 complies with the City's tree protection ordinance criteria for
removal in that its size and central location on the lot creates an unusual hardship
for the property owner by severely limiting the use of the property in a manner not
typically experienced by owners of similarly zoned and situated properties.
13. Removal of tree #404 complies with the City's tree protection ordinance due to its
declining health, thus meeting the criteria for removal of diseased or dying trees.
14. Removal of tree #406 complies with the City's tree protection ordinance due to its
declining health, thus meeting the criteria for removal of diseased or dying trees.
15. Trees #402, 403 and 405 will be highly impacted by the project without specific
design changes as provided in the Arborist Report and the attached conditions of
approval.
16. The 4.6-inch crape myrtle street tree (#407) would be impacted by required street
improvements and will be removed and replaced in accordance with the attached
conditions of approval from the Public Works Department.
17. A parking modification for one (1) parking space is needed to accommodate site
design changes that will create an island around trees #402 and 403. Approval of
the parking modification permit will further the purpose of the Zoning Ordinance by
allowing for adequate protection of trees #402 and 403. Conditions of approval
have been incorporated into the project to ensure the long-term adequacy ~of the
provided off-street parking.
18. Any trees that are, not approved for removal will be retained and preserved in
accordance with the attached conditions of approval.
19. Any protected trees that are approved for removal will, be replaced in compliance
with the City's Tree Preservation Ordinance.
Planning Commission Resolution No. 4354 Page 3 of 3
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit
20. The proposed replacement trees, and/or in-lieu fee, .will be a sufficient replacement
for the trees to be removed. Replacement trees, planted on- or off-site, will
continue the diversity of tree species found in the community.
21. 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.
Based upon the foregoing findings of fact, and pursuant to the Campbell Municipal
Code, the Planning Commission further finds and concludes that:
22. The project will be consistent with the General Plan;
23. The project will aid in the harmonious development of the immediate area; and
24. The project is consistent with applicable adopted design guidelines.
25. There are no reasonable alternatives to preserve tree #401 due to site constraints
and trees #404 and 406 should be removed due to their declining health and poor
suitability for preservation.
26. Staff recommends that the Planning Commission find that this project is
Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of commercial
(office) buildings.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site &
Architectural Review Permit (PLN2015-274) and Tree Removal Permit (PLN2015-275)
on property located at 95 E. Hamilton_Avenue.
PASSED AND ADOPTED this 13th day of December, 2016, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN
Commissioners:
Commissioners:
Commissioners
Commissioners:
APPROVED:
ATTEST: ~u --~ ~
Paul Kermoyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2015-274)
and Tree Removal Permit PLN2015-275)
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 f~ereby 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 Site & Architectural Review Permit
(PLN2015-274) and Tree Removal Permit PLN2015-275) for a new 5,790 square
foot office building on a vacant parcel located at 95 E. Hamilton Avenue in the P-
O (Professional Office) Zoning District. The project shall substantially conform to
the Revised Project Plans, received by the Community Development Department
on December 2, 2016, except as may be modified by the Planning Commission,
the Community Development Director, and/or as conditioned herein.
2. Planning Final Required: Planning clearance is required prior to Building Permit
final. Construction not in substantial compliance with the approved project plans, or
as modified herein, shall not be approved without prior authorization of the
necessary approving body.
3. Site and Architectural Review Expiration: The Site and Architectural Review shall
be valid for one year from the date of final approval (expiring December 23, 2017).
Within this one-year period, applications for building permits must be submitted
and substantial construction efforts must commence. Failure to meet this deadline
will result in the Site and Architectural Review component of the permit (PLN2015-
274) being rendered void.
4. Parking Modification /Parking Requirements: The applicant has received a parking
modification permit allowing a reduction of one (1) parking space in order to
preserve protected trees on-site. The applicant shall maintain a minimum of 21
standard parking spaces, ~ one (1) van accessible parking space, and eight (8)
motorcycle spaces on site at all times. If one or more retained trees (#402, 403
and 405) are removed at any time for any reason (e.g.., the tree is dead or dying),
the applicant shall be required to install additional parking stalls as may reasonably
be accommodated to meet City Code requirements at the time of removal.
Exhibit A :Conditions of Approval Page 2 of 11
PLN2015-274 and PLN2015-275 ~ 95 E: Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
5. Allowed Uses: Allowed uses on the site shall comply with the Campbell Municipal
Code and shall not create a parking deficiency beyond the limits of the approved
parking modification permit.
6. Arborist Deposit: The applicant- shall be required to submit a minimum deposit of
$2,000 prior to review of revised plans and as needed to pay for the services of
Monarch Consulting in meeting the conditions of approval herein.
7. Tree Protection Plan: The applicant shall submit a Tree Protection Plan for review
and approval by the Community Development Director in consultation with
Monarch Consulting Arborists LLC, prior to building permit submittal. The Tree
Protection Plan shall substantially comply with the recommendations of the
Arborist Report, or as may be amended by the Community Development Director.
8. Revised Plans to be submitted and approved: The applicant shall submit revised
plans (site plan, grading and drainage plans, etc.) for review and approval by the
Community Development Director in consultation with Monarch Consulting
Arborists LLC, prior to building permit submittal. The revised plans shall
substantially comply with the Tree Protection Plan and shall include sufficient detail
(e.g., materials, construction methods, etc.) to determine that trees will be
adequately protected.
9. Parking Lot Design and Construction: The parking lot shall be designed and
constructed to minimize aeration deficit (compaction) and water deficit
(dehydration) to the greatest extent feasible. The design of the parking lot shall
substantially comply with the recommendations of the Arborist Report, or as may
be amended by the Community Development in consultation with Monarch
Consulting Arborists LLC. .
10. Tree Protection Measures: The applicant shall comply with all tree protection
recommendations in the Arborist Report, except as may be modified by the
Community Development Director in consultation with Monarch Consulting Arborists
LLC.
11. Tree Preservation: The applicant shall retain trees #402, 403 and 405.
12. Pre-Construction Meeting with Arborist: Prior to beginning work, all contractors
involved with the project shall attend apre-construction meeting Richard Lessner
from Monarch Consulting to review the tree protection guidelines.
13. Tree Removal: The applicant may only remove trees #401, 404 and 406 in
conjunction with a building permit, subject to the conditions of approval herein. The
applicant shall work with the Public Works Department on removal of tree #407.
Exhibit A -Conditions of Approval Page 3 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
14. Replacement Trees: The applicant shall replace trees #401, 404 and 406-with three
(3) 36-inch box trees, or pay an in-lieu fee, as required by the Planning Commission
or the Community Development Director. Tree #407 shall be replaced as required by
the Public Works Department.
15. Final Landscaping and Irrigation Plan: Prior to the issuance of building permits for
the project, the applicant shall submit a detailed landscape and irrigation plan
prepared by a licensed Landscape Architect for review and approval by the
Community Development Director in consultation with Monarch Consulting Arborists
LLC.
a. Irrigation shall be appropriate for existing and proposed trees.
b. All replacement trees shall comply with the conditions of approval herein. Shrubs
shall be a minimum of 5-gallon size.
c. All landscaping installed as required per the approved landscape plan shall be
maintained in good health.
d. All landscaping shall be installed prior to building occupancy.
e. All hardscape items (i.e. walkways to front entrance) shall be reviewed and
approved by the Community Development Director prior to issuance of building
permits.
All landscape areas shall be protected by 6-inch high poured in place concrete
curbs, unless otherwise approved by the Community Development Director.
16. Water Efficient Landscape Standards: The final Landscape and Irrigation Plans shall
demonstrate conformance with the California Model Water Efficient Landscape
Ordinance guidelines, including submittal of a landscape documentation package
prepared by a licensed landscape architect, if applicable.
17. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the existing and proposed on-site landscaping. In accordance with
the Tree Protection Ordinance (Chapter 21.32), all trees planted pursuant to this
approval shall be considered "protected" and subject to the established removal
requirements and restrictions.
18. Tree Removal Permit Required: The removal of any tree, irrespective of species or
size, which is shown on the approved project plans or final landscaping plan
(existing trees to remain, replacement trees, and new trees), shall require review
and approval through a Tree Removal Permit.
19. signage: No signage is approved as part of the development application. The
applicant shall apply for a sign permit as required by City Code. All future signage
shall be installed and maintained consistent with the provision of the Sign
Ordinance, Chapter 21.30 of the Campbell Municipal Code.
Exhibit A -Conditions of Approval Page 4 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
20. Bicycle parking facilities: Short-term and long-term bicycle parking facilities shall be
provided in compliance with City and State codes.
21. 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, and as conditioned herein.
22.Outdoor Storage: No outdoor storage is permitted o'n the property.
23. Site Maintenance: The owner/operator of the property shall provide on-going
maintenance of the on-site parking and driveway areas and landscape areas.
24. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be constructed without adequate
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.
25. On-Site Lighting: Any proposed 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 exterior lighting shall be reviewed and approved by the Community
Development Director, prior to issuance of a building permit. Lighting fixtures shall
be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
26. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of any PG&E transformers and San Jose Water Company back-flow
preventers, if required, indicating the location of the facilities and screening (if the
facilities are above ground) for review and approval by the Community Development
Director.
27. Construction Activities: The applicant shall abide by the following requirements
during construction:
a. 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.
b. Truck routes to and from the construction site should be .established and
submitted to the City for review and approval prior to issuance of a building
permit. These truck routes shall avoid access to the project site via residential
streets where possible.
c. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working condition.
Exhibit A -Conditions of Approval Page 5 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
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. 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.
g. Construction equipment, vehicles, and workers associated with the
development of the project shall not be permitted to park on any residential
streets.
h. Use dust-proof chutes for loading construction debris onto trucks.
i. Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind.
j. Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard.
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
m. Enclose, cover, water twice daily or, or. apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
Building Division:
28. PERMITS REQUIRED: A building permit application shall be required for the
proposed new commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
29. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
30. SIZE. OF PLANS: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
31. 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.
32. 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.
Exhibit A -Conditions of Approval ~ Page 6 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
33. 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 licensed engineer specializing in soils mechanics.
34. 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
35. 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..
36. 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 Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
37. 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.
38. 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.
39. TITLE 24 ACCESSIBILITY -NEW COMMERCIAL: This project shall comply fully
with Chapter 11 B of the California Building Code 2013 ed.
40. 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
Exhibit A -Conditions of Approval Page 7 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
c. School District:
Campbell Union School District (378-3405)
Campbell Union High School District (371-0960)
Moreland School District (874-2900)
Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
f. San Jose Water Company (279-7900)
41. 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.
42. CALIFORNIA GREEN BUILDING CODE: This project is subject to the mandatory
requirements of Chapter 5 of the California Green Building Code 2013.
PUBLIC W®RI~CS IDEPARTMEIVT
43. Response Letter: Upon submittal of the Street Improvement Plans and the Grading
and Drainage Plans, the applicant shall provide an itemized response letter verifying
that all the Public Works Conditions of Approval have been addressed.
44. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
.Report.
45. Soils Report: Upon submittal of the Parcel/Final Map, applicant shall provide a soils
report prepared by a registered geotechnical or civil engineer.
46. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee, currently set at
$2,650.00 per net acre, which is $833.00.
47. 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 written certification that the development has been built per the engineered
grading and drainage plans. In addition, a plan review letter will be required of the
Geotechnical engineer for the entire grading and drainage system which should
include but is not limited to a review of the subsurface of the non-compacted
biotreatment material that may have potential for subsurface failure and surface
failure due to vehicle loads.
Exhibit A -Conditions of Approval Page 8 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
48. Storm Water Information: On the grading plans show the amount, in square footage,
of:
a. Existing impervious area.
b. Proposed impervious area.
c. Proposed pervious area.
49. 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. The primary objectives are to improve th_ a quality and reduce the
quantity of. stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
The parking lot shall be constructed with materials approved by the Public Works
Department and Community Development Department in consultation with the
Arborist. A maintenance agreement and plan will be required so that City staff can
make yearly inspections.
50. Street Tree Removal(s): To accommodate the required street scape plan, the
existing Crape Myrtle street tree, will be removed as part of this project. Three (3)
ash trees (e.g., evergreen ash or purple ash) will be installed as part of the
streetscape plan.
51. 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.
Exhibit A -Conditions of Approval Page 9 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
52. 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. Sheet C-2 shows the (N) SCO in the public right-of-way.
Also on Sheet C-2 a water meter is shown to be on private property in the (N)
driveway approach. Verify with SJW if this is an acceptable location. If not, the (N)
water meter needs to be relocated elsewhere on the property.
53. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities.
The plan shall clearly show the location and size of all existing utilities and the
associated main lines; indicate which utilities and services are to remain; which
utilities and services are to be abandoned, and where new utilities and services will
be installed. Joint trenches for new utilities shall be used whenever possible.
Sheet C-2 shows the replacement of a 4" lateral to a 6" lateral. Work directly with
WVSD on details and design requirements. The Off-Site Civil plans will incorporate
a dedicated sheet for WVSD design and details. Applicant will need to coordinate
with WVSD during the plan check and review process.
54. 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. Hamilton 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. ' _
Pavement restoration work will extend to the south side of E Hamilton Avenue and
incorporate both the water lateral and sanitary sewer lateral to create one large
rectangular restoration area. There will need to be a review of the traffic control plan
and how this work will be accomplished during normal business hours.
55. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of any grading or building permits for the site, applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following, unless otherwise approved
by the City Engineer:
Exhibit A -Conditions of Approval Page 10 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
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 7' sidewalk
area.
c. Removal of existing driveway approaches and necessary sidewalk, curb and
gutter. .
d. Removal of existing curb and gutter, existing sidewalk, driveway approaches and
par strip, and install new city streetscape standard.
e. Installation of a minimum of three (3) City approved street trees and irrigation at
40 feet on center. One tree will be located west of the new driveway; two will be
located east of the two driveways.
(There is a requirement fora 10' landscaped buffer behind private property
fronting Hamilton Avenue). Park strip ground cover shall be no mow (fine fescue
and hair grass Deschampsia) turf with sub-surface drip irrigation such as Eco-
Mats (or approved equal).
f. This project is subject to the City's streetscape Standards for Hamilton Avenue,
which requires a 10 foot landscaped park strip with City approved street trees 40
feet on center, and a 7 foot sidewalk.
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
h. Installation of traffic control, stripes and signs. Should the any striping work be
cut due to utility trench work, the applicant will be required to restripe the entire
street frontage and not just the areas that need replaced.
i. Construction of conforms to existing public and private improvements, as
necessary. The sidewalks will need'to conform at each end at a 90 degree angle
with at least a minimum of 4' wide sidewalk to connect to the existing sidewalks.
This will be finalized in the plan check review process.
j. All existing utility boxes and its covers, that will remain in the park strip will
require readjustments and must be level to the sidewalk, or as required by the
-City Engineer.
k. Submit final plans in a digital format acceptable to the City.
56. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings,
the applicant shall have the required street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as-built
drawings to the City.
57. 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.
Exhibit A -Conditions of Approval Page 11 of 11
PLN2015-274 and PLN2015-275 ~ 95 E. Hamilton Avenue
Site & Architectural Review Permit and Tree Removal Permit
58. 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.
59. 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.
60. Trash Enclosure Requirements:
a. NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the
Permittee's planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source control
measures to limit pollutant generation, discharge, and runoff.
These source control measures should include covered trash, food waste, and
compactor enclosures.
b. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants
can be discharged into the City's storm drain system. Trash enclosures contain
pollutants. During a rain event (or during general cleaning) water washes over
and into roofless enclosures, collecting pollutants and discharging to the City's
storm drain system. Applicants are required to show how new trash enclosures
will not discharge pollutants into the storm drain system. One possible method is
to provide a sanitary drain in the trash enclosure.
c. West Valley Sanitation District (UWSD) the local sanitary sewer agency's
authority and standards: If a sanitary connection will be installed, WVSD requires
a roof on the enclosure.