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CC Resolution 12138V ::-. RESOLUTION NO. 12138 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2016-187) TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 10,819 SQUARE- FOOT TWO AND THREE-STORY EXPANSION OF AN EXISTING COMMERCIAL BUILDING, IN PLACE OF THE EXISTING PRIVATE PARKING LOT BEHIND OPA'S/MO'S, AND EXTENDING OVER A PORTION OF WILLARD HICKS, AND TO ALLOW THE REMOVAL OF ONE DRIVEWAY AND TREE ON PUBLIC PROPERTY, THE EXPANSION OF A TRASH ENCLOSURE AND RESTRIPING OF PARKING STALLS ON THE ADJACENT CITY PARKING LOT ON PROPERTY LOCATED AT 276-280 E. CAMPBELL AVENUE & A PORTION OF A CITY PARKING LOT (46 S. FIRST STREET). FILE NO.: PLN2016-187 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The City Council finds as follows with regard to file number PLN2016-187: 1. The project site is zoned C-3 (Central Business District) and designated Central Commercial by the General Plan Land Use Map. 2. The project site is located at the southeast corner of E. Campbell Avenue and S. First Street, and consists of a single rectangular shaped parcel 15,924 square feet in area, as well as a small portion of the City parking lot located at 46 S. First Street. 3. The proposed project ("project") would allow the construction of an approximately 10,819 square-foot two and three-story expansion of an existing commercial building, the removal of one driveway and tree on public property, the expansion of a trash enclosure and restriping of parking stalls on the adjacent City parking lot. 4. The total building area after the expansion/addition would be approximately 21,190 square feet (10,371 sq. ft. existing +,10,819 sq. ft. addition). 5. The applicant's proposal would result in a Floor Area Ratio (FAR) of 1.33, where a maximum FAR of 1.5 is permitted when satisfying specific findings specified in in the C- 3 (Central Commercial) Zoning District. 6. The Floor Area Ratio (F.A.R.) of the project provides a community benefit in that it contributes to the vitality of the downtown, enhances the pedestrian experience on the street, provides adequate storage area and screening for existing downtown businesses, and furthers the objectives of the Downtown Development Plan. 7. The applicant's proposal would result in a 45-foot tall building, where a maximum height of 45-feet is allowed. City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Page 2 of 9 The project site is generally bordered by a one-story building to the east, a public parking lot to the south, atwo-story building at the far northwest corner (Starbucks), and aone-story book store (Recycle Bookstore) to the north. 9. The project may be approved contingent on, and subject to, adoption of a Mitigated Negative Declaration (PLN2016-309). 10. The project may be approved contingent on, and subject to, City Council approval on a request for a Parking Modification Permit (PLN2017-009) to allow a reduction in the number of required parking spaces. 11. The applicant's proposal is consistent with the following sections of the General Plan: Policy LUT-5.1: Neiehborhood Inteeriri: Recognize that the Ciry is composed of residential, industrial and commercial neighborhoods, each with - its own individual character; and allow change consistent with reinforcing positive neighborhood values, while protecting [he integrity of the city's neighborhoods. Policy LUT-9.3: Design and Plannine Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use oflong-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Strategy LUT-9.3g: Pedestrian Amenities: Incorporate pedestrian amenities such as plazas, landscaped areas with seating, pedestrian walkways into new developments. Goal LUT-19: A vibrant community oriented Downtown that serves as the retail, service commercial, cultural and historic center of the city. Policy LUT-19.1: Campbell Downtown Development Plan: Ensure that new development within the Downtown Area complies with the requirements of the Campbell Downtown Development Plan (see plan in Attachment A). Strategy LUT-19.1a: Mix of Uses: Encourage a compatible mix of uses (i.e. professional offices, services and retail uses) with ground floor retail uses. Strategy LUT-19.1 b: Pedestrian-Orientation: Reinforce East Campbell Avenue as a pedestrian-oriented retail street. Policy LUT-13.2: Business and Activitv Centers: Enhance the accessibility of Campbell's business and activity centers. City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Page 3 of 9 Strategy LUT-13.2a: Downtown Parkine: Provide sufficient parking in the Downtown area to address long-term (employee) and short-term (customer) parking. Strategy LUT-13.2b: Downtown Parkins Efficiency: Encourage parking strategies in the Downtown area that maximize the efficient use of parking. Campbell Redevelopment Area Goal LUT-18: Revitalization of the Central Campbell Redevelopment Project Area. Policy LUT-18.1: Redevelopment Plan: Ensure that new development within the Redevelopment Project Area is consistent with the Redevelopment Plan. 12. The applicant's proposal is subject to, and consistent with, the following design standards of the C-3 (Central Commercial) Zoning Ordinance: Building mass. a. Large building facades shall be divided into smaller elements to complement the intimate scale created by the existing small property divisions. b. Second Floor decks or terraces at the rear of buildings for use by adjacent offices or restaurants should be incorporated whenever pmctical to add a sense of vitality to the rear building facades. c. Roof design shall be consistent with the buildings architectural style. Mansard, shed or residential type roofs are prohibited unless it is demonstrated that such a roof style is structurally or architecturally suitable for the particular project or location. d. The existing residential building types of historical significance should retain their character, including features such as landscaped setbacks. Building form and composition. a. Unique and historic building elements such as parapet details and belt courses shall be retained and restored. b. Traditional commercial building forms should be incorporated whenever practical. c. Open air dining areas facing Campbell Avenue should be employed to the greatest extent practical. The buildings should not be set back from the street, but should contain the dining areas within their architectural framework. d. Upper stories in multistory buildings are required to have solid surfaces with vertical rectangular windows, augmented with frames. Glass curtain walls should not be approved unless it is demonstrated that such walls aze the only structurally or architecturally suitable form of wall for [he particular project or location. e. Architecturally exemplary design of high quality shall be employed. Buildings should not be made to look "old time" unless such design would be clearly more appropriate and harmonious with [he purpose of this chapter. f Buildings shall incorporate base, cornice, and other elements appropriate to their architectural style. Storefronts. a. Firs[ floor frontages shall have an integrated design including display windows, an entry, and signing b. The design of the building storefront shall be consistent with the building's architectural style. c. Walls facing pedestrian ways should have elements of visual interest, such as fenestration, displays, signing, or landscaping, unless the effect of such elements would be clearly contrary to the purposes of this chapter. Large areas of blank walls should not be permitted unless it is demonstrated that such blank areas are clearly more appropriate and harmonious than would be the case if elements of visual interest were incorporated. City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Paae 4 of 9 d. Buildings facing Campbell Avenue shall have their primary entries along that street. e. Entries should be recessed, as they add depth [o storefront, and act as transition areas between the street and shop interiors, unless [he effects of such entries would be clearly contrary to [he purposes of this paragraph. f Doors and windows shall be of clear glass. Unglazed wood doors, screen doors and doors or windows of heavily tinted or reflective glass should not be approved unless it is demonstrated that such doors and windows are the only structurally or architecturally suitable form for the particular project or location. g. Storefront windows shall reflect the building's character. For instance, on 1940's and 50's "showcase" buildings, exposed aluminum frame windows are appropriate. h. Ground Floor offices facing Campbell Avenue are required to maintain the same storefront character as retail spaces. i. Awnings on building facades should be employed when appropriate, as they add color, weather protection, and opportunities for signing. As in other architectural eletents, the awnings should be designed to reflect the building's geometry. Materials, colors, and finishes. a. Primary facade materials shall be limited to those that are characteristic of the building's architectural style. b. Exterior wall finishes shall be smooth and of finished quality, not deliberately rough in an attempt to look an[iqued or used. c. Primary building colors shall be characteristic of the building's architectural style. Overly bright, garish, or otherwise offensive colors or color combinations are prohibited. d. Accent materials such as the bases shall be carefully chosen to complement the building style and coordinate with adjacent buildings. The use of shingles, lava rock, sheet metal siding, or any other residential or industrial materials should not be approved unless it is demonstrated that such material would be the only structurally or architecturally suitable tnaterials for the project or location. e. Painted trim shall coordinate with primary facade colors to add more depth and interest to the buildings. f A coordinated color scheme that responds to the style of the structure shall be developed for each building. The colors of signing, awnings, planters, accent materials, and primary facade colors should all be considered. The number of colors should be limited. Other elements. a. Trash collection and storage areas shall be carefully screened. b. Mechanical equipment shall be screened from view. Exhaust louvers shall not be located in the storefront areas. c. Colorfully landscaped planters are allowed. These are especially appropriate below second Floor windows. d. All building maintenance shall be done conscientiously. 13. The applicant's proposal is consistent with the following sections of the Downtown Development Plan: Land Use Goal LU-l: To continue the development and revitalization of the Downtown areas in a manner that positions it as a viable, self-sustaining commercial district in [he competitive marketplace of Silicon Valley. Goal LU-2: Work to develop and promote a variety of retail businesses and diversification of eating establishments that will help create a unique destination and identity for Downtown. City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Page 5 of 9 Policy LU-l.l: Develoontent Potential: To maximize the development potential of property within the C-3 zone, particularly ground floor retail and restaurant space. Policy LU-2.1: Ground Level Commercial: Develop and maintain the ground floor space along East Campbell Avenue between Third Street and the light rail tracks as a distinctive retail and restaurant experience with ground floor uses that are diverse and interesting and contribute strongly to a distinctive and unique shopping experience. Policy LU-4.1: Downtown Character: Require new development to be sensitive to the unique character that defines Downtown Campbell. Goal LU-6: To promote and encourage development along the loop streets, and beyond. Strategy LU-6.1a: Expand the Downtown boundaries while maintaining a scale that is in keeping with [he "small town" image identifiable in die community and create a comfortable experience for the pedestrian. Strategy LU-7.1a: Maximum FAR shall be 1.25 unless findings are made by the Planning Commission that would allow an FAR up to I.50. Strategy LU-7.Ib: Maximum building height shall not exceed 45 feet. Strategy LU-7.1 c: New buildings shall be in context with the height and scale of adjacent buildings. Strategy LU-7.1 d: New buildings shall maintain similar horizontal and vertical proportions with adjacent facades. Design Policy D-I.l: Building Orientation and Layout: New development and major rehabilitation projects shall orient buildings on the street to create a continuous development pattern geared to the pedestrian. Strategy D-l.l b: Entries to retail and service commercial uses shall be encouraged along pedestrian walkways. Strategy D-l.l c: Large buildings may be divided into multiple store fronts or similarly scaled elements to complement [he existing small property divisions. Strategy D-l.ld: Multi-story building facades on Campbell Avenue are encouraged to increase the intensity of activity, and to define and add visual interest to the street. Policy D-1.2: Building Articulation: Given [he unique character of the Downtown district, new development and major rehabilitation projects shall incorporate the traditional architectural style, articulation and details that reflect the City's history and promote its future. Strategy D-1.2a: Building elements which add scale and interest such as second- storybay windows, parapets, and cornices, are encouraged. Strategy D-1.26: Stucco, brick, [ile and stone shall be the primary building materials on facades in the Downtown. Using a mix of these materials is recommended. Strategy D-1.2c: A coordinated color scheme shall be developed for each new building or facade. Goal D-2: To create an attractive and p edestrian-oriented ground-level in the Downtown. Policy D-2.1: Ground-Level Design Features: The Ground-Level in the Downtown shall include design features, such as consistent streetscape patterns, outdoor areas, display windows, and building articulation, which is attractive and pedestrian oriented. City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Paae 6 of 9 Strategy D-2.1a: Buildings facing East Campbell Avenue shall be designed to maintain a consistent development pattern [hat promotes retail activity and an active pedestrian-oriented environment. Recessed buildings, particularly on corner lots, may be allowed to provide for outdoor dining, public areas or design excellence detennined to contribute to the overall benefit of the Downtown. Strategy D-2.1 b: Creative and attractive display windows shall be encouraged on the ground floor to enliven the pedestrian street environment. Strategy D-2.1 c: Open air dining areas shall be encouraged at street level facing onto East Campbell Avenue. Strategy D-2.1 d: Finished floor level elevation of commercial buildings should no[ exceed one foot above sidewalk level to assure a retail storefront that is functional and maximizes visibility to the pedestrian. Strategy D-2.If: Attention to detail should be given to elevations that include a mix of finishing materials, fagade ornamentation, lighting, flower boxes and storefront articulation that reinforces the attention given to the pedestrian. Circulation, Parking, and Transportation Strategy CPT-3.1 a: Establish a policy for eligible developers or new business to pay a parking in-lieu fee to be deposited into a fund to develop new public parking. Strategy CPT-3.2a: Maintain existing mid-block parking. New development and major additions to existing development shall provide access to mid-block parking where possible. Goal CPT-4: Reduce parking demand in the Downtown. Strategy CPT-4.1 b: Consider modifying parking regulations for the C-3 Zone. 14.As a developed site, the increase in floor area ratio is necessary to provide an enhanced pedestrian interface, and achieve various objectives of the General Plan, Zoning Ordinance, and Downtown Development Plan, which together call for the development of new buildings which edge the street, and which include retail commercial uses on the ground floor and either office or residential uses on the second and third floors. 15.The applicant has proposed the payment of at least $6,000 per parking space that the project is deficient. 16. The number of 'deficient' parking spaces is based on the number of stalls the project is required to provide by the City of Campbell Municipal Code prior to approval of a Parking Modification Permit. 17. The number of parking spaces the project would be deficient under a retail parking standard and office land use scenario would be approximately 30 stalls. 18.The number of parking spaces the project would be deficient under the restaurant and office land use scenario would be approximately 31 stalls. 19.Conditions of Approval have been incorporated to account for inflation. As such, the realized payment would be higher than $6,000 per stall, and based on the relative increase in the Consumer Price Index (CPI) as published by the United States Bureau of Labor Statistics and the time paid. In 2017, a base amount of $6,000 per stall, with a City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Page 7 of 9 base year of 2007, would yield a payment due of $7,027.20 per parking space the project is deficient. This would translate to a total amount due of $210,816.00 fora 30 stall parking deficiency, or 217,843.20 based on a 31 stall parking deficiency. 20. Conditions of Approval have been incorporated to reflect the restrictions on the land use scenarios to ensure that a greater per-code parking deficiency would not occur. 21.The project would result in the removal of five parking spaces in the privately owned parking lot behind Opa's. 22.The project would result in the removal of one parking space in the public parking lot on S. First Street (46 S. First Street). 23.The project would result in the net gain of one public parking space on S. First Street. 24. Parking for a retail use is based on a per-code parking requirement of one space for every 345 square feet of gross floor area. 25. Parking for a bank use is based on a per-code parking requirement of one space per 350 square feet of gross floor area. 26. Parking for a service commercial use is based on a per-code parking requirement of one space per 345 square feet of gross floor area. 27. Parking for office use is based on a per-code parking requirement of one space for every 425 square feet of gross floor area. 28. Parking for a restaurant use was based on a parking standard of one space for every four seats. 29. Whereas a payment of $6,000 per parking space may not adequately offset all parking impacts of the project, the Mitigation Measure incorporates flexibility for the City Council to impose additional fees or requirements on the project as deemed necessary to approve a Parking Modification Permit. 30. An Initial Study has been prepared for the project which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment as conditioned. 31.A Mitigation Monitoring and Reporting Program has been provided demonstrating the responsible party and phase of the project that each Mitigation Measure shall be carried out. 32.There are no responsible agencies or trustee agencies responsible for resources affected by the project. City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The project will be consistent with the General Plan and Zoning Ordinance; 2. The project will aid in the harmonious development of the immediate area; 3. The project is consistent with applicable adopted design guidelines; 4. The scale and intensity of the development does not create adverse traffic and parking impacts on the Downtown; 5. The balance of land uses emphasizes retail and restaurant uses consistent with the goals and objectives of the Redevelopment Agency Implementation Plan; 6. The design, scale, and context of the project are consistent with the goals and objectives established in the Downtown Development Plan; 7. The development furthers the goals and objectives of the Redevelopment Agency in the Downtown area that otherwise could not be achieved with a lesser floor to area ratio (F.A.R.); 8. There is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed; and 9. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the City Council adopts a Resolution, denying the appeal and upholding the Planning Commission's approval of a Site and Architectural Review Permit (PLN2016-187) to allow the construction of an approximately 10,819 square-foot two and three-story expansion of an existing commercial building, in place of the existing private parking lot behind Opa's/Mo's, and extending over a portion of Willard Hicks, and to allow the removal of one driveway and tree on public property, the expansion of a trash enclosure and restriping of parking stalls on the adjacent city parking lot on property located at 276-280 E. Campbell Avenue 8~ a portion of a city parking lot (46 S. First Street), subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED this 4th day of April, 2017, by the following roll call vote: AYES: COUNCILMEMBERS: Waterman, Cristina, Resnikoff NOES: COUNCILMEMBERS: Landry, Gibbons ABSENT: COUNCILMEMBERS: None ABSTAIN: COUNCILMEMBERS: None City Council Resolution No. 276 E. Campbell Avenue -Site and Architectural Review Permit (PLN2016-187) Paoe 9 of 9 APPROVED: G~~~ ~-" d~~~~ri '' h "Liz" Gibbons, Mayor ATTEST:. Wendy ood, City Clerk EXHIBIT A CONDITIONS OF APPROVAL Site and Architectural Review Permit (PLN2016-187) Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2016-187) to allow the construction of an approximately 10,819 square-foot two and three-story expansion of an existing commercial building, in place of the existing private parking lot behind Opa's/Mo's, and extending over a portion of Willard Hicks, and to allow the removal of one driveway and tree on public property, the expansion of a trash enclosure and restriping of parking stalls on the adjacent city parking lot on property located at 276-280 E. Campbell Avenue 8~ a portion of a city parking lot (46 S. First Street). The project shall substantially conform to the approved project plans, and 'original color option' and color and material board, stamped as received by the City of Campbell Planning Division February 15, 2017, except as may be modified by the Conditions of Approval herein. This permit shall be valid only in conjunction with the approval of a Parking Modification Permit (PLN2017-009), the adoption of a Mitigated Negative Declaration (PLN2016-309), and written approval by the Director of Public Works for all actions pertaining to public property and the public right of way. 2. Building Permit Submittal: The construction plans submitted for building permit review shall incorporate the following revisions/notes: a. Outdoor Patio: The outdoor patio (second-floor above Willard Hicks) shall incorporate gas or electric heaters to the area to ensure that it functions as a 'year- round' space for activity. Any heaters in this area shall be directly plumbed to a gas line or connected to an electrical service (no gas tanks shall be allowed). b. Planter Box Plants: The project plans shall note the plant species selected for the planter boxes hanging from the second-story office windows on the south side of the office area above Willard Hicks. The plans shall also demonstrate how the plants will be watered and serviced to ensure to ensure proper maintenance. c. High Quality Brick: The plans shall be updated to note the inclusion of a full brick finish (not a veneer) of equal or higher quality to that of the Madison project under construction. The brick selected shall be used consistently throughout. d. Solar Panels: Solar panels shall be required when and where feasible on the roof. Compliance with these requirements shall be subject to the review and approval of the Director of Community Development. 3. Permit Approval Expiration: The Site and Architectural Review Permit approval shall be valid for one year from the date of final approval (March 10, 2018). Within this one year Exhibit A -Conditions of Approval - 276 E. Campbell Avenue File No. PLN2016-187 Page 2 of 14 period all conditions of approval shall be fulfilled and the use established. Failure to meet this deadline will result in the Site and Architectural Review Permit being void. Abandonment, discontinuation, or ceasing of operations for a continuous period of twelve months shall void the associated Parking Modification Permit approved herein. 4. Previous Site and Architectural Review Permit and Conditions of Approval: This permit incorporates by reference those Project Plans and Color and Material Board dated as received by the City of Campbell Planning Department on February 28, 2011, in regard to the previously approved Site and Architectural Review Permit (PLN2010-271), except as modified by the subject project to accommodate the building expansion. The previously approved Conditions of Approval provided in Site and Architectural Review Permit (PLN2010-271) shall be void and shall permanently be superseded in their entirety by the Conditions of Approval specified herein. 5. Artwork: The Public Art Review Committee (PARC) shall review and approve the final design and approach for the building art feature (e.g. wall mural utilizing faded white lettering, or alternative design approach). 6. Acceptance of Permit and Requirements: Should the applicants fail to file a valid and timely appeal of this permit approval (Site and Architectural Review Permit) within the applicable appeal period, pursuant to Campbell Municipal Code Sec. 21.62.030, such inaction shall be deemed to constitute acceptance of permit approval and all associated requirements by the applicants and property owner, including all heirs and assigns. 7. Planning Final Required: Planning Division clearance is required prior to final Building Permit clearance. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 8. Construction Activities: The applicant shall abide by the following requirements during construction: 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. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Exhibit A -Conditions of Approval - 276 E. Campbell Avenue File No. PLN2016-187 Paae 3 of 14 Indemnity: The applicant shall enter into an agreement satisfactory to the City Attorney to indemnify and defend the City of Campbell, its officers, officials, employees, and agents from any and all actions, liabilities, losses, and torts, including attorney's fees arising out of or connected unto any challenge to the decision of the City Council on this application. Such agreement shall be executed within the 30 days of the final action on the permit. 10.CEQA Mitigation Measures: The following measures shall be implemented pursuant to the Mitigated Negative Declaration: Mitigation Measure AQ-1: BAAQMD Required Dust Control Measures: The contractor shall reduce construction-related air pollutant emissions by implementing BAAQMD's basic fugitive dust control measures, including: • All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. • All haul trucks transporting soil, sand, or other loose material off site shall be covered. • All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at_least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to 15 miles per hour. • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. • A publically visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action with 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. Mitigation Measure AQ-2: BAAQMD Required Basic Exhaust Emissions Reduction Measures. The contractor shall implement the following measures during excavation to reduce construction-related exhaust emissions: Idling times shall be minimized either by shutting equipment off when not in use or reducing [he maximum idling time to five minutes (as required by the California airborne toxics control measure Title I3, Section 2485 of California Code of Regulations). Clear signage shall be provided for workers at all access points. All off-road equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. Mitigation Measure AQ-3: BAAQMD Regulation 8, Rule 3 for Architectural Coatings. Emissions of VOC due to the use of architectural coatings are regulated by the limits contained in Regulation 8: Organic Compounds, Rule 3: Architectural Coatings (Rule 8-3). Rule 8-3 was revised on January 1, 201 I to include more stringent VOC limit requirements. The revised VOC architectural coating limits specify that the use paints and solvents with a VOC content of 100 grams per liter or less for interior and 150 grams per liter or less for exterior surfaces shall be required. Mitigation Measure AQ-4: Implement Enhanced Exhaust Emissions Reduction Measures. The construction contractor shall implement the following measures during construction to further reduce construction-related exhaust emissions: All off-road equipment greater than 25 horsepower (hp) and operating for more than 20 total hours over the entire duration of construction activities shall meet the following requirements: I. Where access to alternative sources of power are available, portable diesel engines shall be prohibited; and Exhibit A -Conditions of Approval _ 276 E. Campbell Avenue File No. PLN2016-187 Paae 4 of 14 2. All off-road equipment shall have: a. Engines that meet or exceed either USEPA or CARB Tier 2 off-road emission standards, and b. Engines that are retrofitted with a CARB Level 2 Verified Diesel Emissions Control Strategy (VDECS). Acceptable options for reducing emissions include the use of late model engines, low-emission diesel products, alternative fuels, engine retrofit technology, after-treatment products, add-on devices such as particulate filters, and/or other options as such are available. Mitigation Measure TT-1: Parking Impact Fee: The project shall pay the City of Campbell at least $6,000 per parking space the project is deficient. The number of `deficient' parking spaces shall be based on the number of stalls the project is required to provide by the City of Campbell Municipal Code prior to approval of a Parking Modification Permit. These fees shall be used toward improving parking facilities in the Campbell Downtown and may be used toward the preparation of a Parking Demand Study, Parking Management Plan, the installation of LED signs indicating number of available parking spaces in public parking garages (or green/red lights indicating the availability of parking spaces overhead stalls), the soft or hard costs of developing new public parking spaces, or the development of a plan to realign Orchard City Drive to accommodate more parking spaces in the Water Tower Plaza parking lot. As a minimum, any additional fees or requirements imposed by the Ciry Council and agreed to by the project proponent as conditions of approval on the Parking Modification Permit, shall thereafter be considered as Mitigation Measures of the project. 11. 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. 12. 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 (California Fire Code, 2013 Edition). 13. Phasing: Prior to issuance of a building permit to construct the approximately 10,819 sq. ft. expansion of the existing building, the improvements to the existing trash enclosure shall be completed. 14. Environmental Recordation Fee: Within three calendar days of permit approval, a check in the amount of $2,266.25 made payable to the 'Santa Clara County Clerk-Recorder' shall be provided to City staff. This payment is required to record the environmental determination on the project. 15. Storefront Windows & Doors: At no time shall an obscure wall or barrier (i.e. drapery, window tinting, blinds, furniture, inventory, shelving units, storage of any kind, or similar) be installed along, behind or attached to storefront windows or doorways that blocks visual access to the tenant space or blocks natural light. 16. Property Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. Exterior areas of the business shall include not only the parking lot and private landscape areas, but also include the public right-of-way adjacent to the business. Trash receptacles shall be maintained within their approved enclosures at all times. Exhibit A -Conditions of Approval ~ 276 E. Campbell Avenue File No. PLN2016-187 Pape 5 of 14 17. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with City Landscaping Requirements (CMC 21.26). Landscaped areas shall be watered on a regular basis so as to maintain healthy plants. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. 18.Signage: No signage is approved as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit. No window signs or advertisement posters or placards, shall be permitted unless specifically allowed in writing by the Community Development Director. 19. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units, ventilation ducts or vents), shall be added to the existing building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening. 20.Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 21.On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed onsite. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. The Director will have the authority to reject, approve, or request modifications to the lighting to achieve these goals. 22. Future Heaters: All future heaters shall be reviewed by the Community Development Director prior to the issuance of a Building Permit or Outdoor Seating Permit to determine consistency with the building's architecture and with the City's goals, policies, and development standards. The Director will have the authority to reject, approve, or request modifications to the heater design to achieve this goal. 23. Future Awnings: All future awnings shall be reviewed by the Community Development Director prior to issuance of a Building Permit to determine consistency with the building's architecture and with City's goals, policies and development standards. The Director will have the authority to reject, approve or request modifications to the awning design to achieve these goals. 24. Base Treatments: Prior to submittal for building plan check, a sample of the base treatment material proposed shall be submitted for review. The Director will have the authority to reject, approve or request modifications to the base treatment to ensure that Exhibit A -Conditions of Approval _ 276 E. Campbell Avenue File No. PLN2016-187 Page 6 of 14 a high quality material is used that is consistent with the building's architecture and the City's goals, policies and development standards. 25.Recognition of Downtown Special Events: The applicant acknowledges awareness of both routine and special community events that occur in the Downtown including but not limited to the weekly Farmer's Market on Sunday mornings; periodic events like the Wine Walks and Art Walks; and annual events including.. Bunnies and Bonnets Parade, Boogie on the Bayou, Oktobertest, and Holiday Events. 26. Trash Enclosure: The trash enclosure shall consist of a concrete floor surrounded by a six-foot (minimum) high solid wall with decorative doors and designed to be architectural compatible to the building. The enclosure shall be~constructed at grade level and have a level area adjacent to the trash enclosure area to service the containers. The doors and 'latch' mechanism on all doors shall be designed as to preclude the doors and latch from dragging on the pavement and creating an arc or similar scored area on the ground. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. The enclosure must be kept in sound repair and clean condition at all times. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. Areas around trash enclosures, recycling areas, and/or trash compactor enclosures shall not discharge to the storm drain system. Any drains installed in or beneath dumpster and compactor facilities shall be connected to the sanitary sewer. 27. Commemorative Plaque: The on-site plaque commemorating the Odd Fellow's place in history shall be maintained in good condition. 28. Final Landscape Plan: The applicant shall final landscape and irrigation plan with the building permit construction plans in compliance with the City's Model Water Efficiency Landscape Ordinance (MWELO). 29. Compliance with Other Regulations: The applicant shall comply with all state, county, and city regulations and laws that pertain to the proposed project. 30. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air conditioning units, shall be located on the roof of building without providing screening of the mechanical equipment from public view and surrounding properties. Screening material and method shall require review and approval by the Community Development Director prior to installation of such mechanical equipment screening. 31. Graffiti Removal: The property owner shall be responsible for the removal of any graffiti from walls, fences or structures on the project site within one week of notification by the Community Development Director or their designate. Exhibit A -Conditions of Approval - 276 E. Campbell Avenue File No. PLN2016-187 Page 7 of 14 Public Works Department 32. Response Letter: Upon submittal of the Street Vacation and the Street Improvement Plans, the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval have been met or addressed. 33. Vacation of Public Easements: Prior to issuance of any building permits for the site, the applicant shall fully complete the easement vacation process for the existing sanitary sewer easement beneath the proposed building addition. The applicant shall submit a vacation of excess right-of-way application for approval by the City Engineer, pay the current application processing fee, process the application with City staff's comments and fully complete the street vacation. 34.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 the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for stormwater Quality Protection ("Start at the Source") by the Bay Area stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. 35. 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. 36. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 37. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new Exhibit A -Conditions of Approval - 276 E. Campbell Avenue File No. PLN2016-187 Paae 8 of 14 utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 38.Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 39. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits: Prior to issuance of 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, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the existing public right of way. b. No new utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approach and necessary sidewalk, curb and gutter. d. Installation of City standard curb, gutter, and sidewalk. e. Installation of City standard accessible compliant curb ramp at the southeast corner of E. Campbell Avenue and South First Street. f. Reconstruction of the two existing driveway approaches to the City parking lot to be accessible compliant, specifically the South First Street driveway and the South Central Avenue driveway. 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. i. Construction of conforms to existing public and private improvements, as necessary. j. Submit final plans in a digital format acceptable to the City. 40. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any andlor all buildings, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 41. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped area 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 - 276 E. Campbell Avenue File No. PLN2016-187 Paoe 9 of 14 42. 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. 43.Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. , 44. Maintenance Agreement: Prior to occupancy and Building Permit Final, the existing Maintenance Agreement between the property owner and the City shall be amended to include more stringent performance requirements for the maintenance of the trash enclosure area and the associated landscaping within the City's parking lot. Among other changes, said amended agreement shall include provisions whereby the City can easily contract maintenance to a 3`d party contractor and bill the property owner in the event the areas are not maintained to the City's satisfaction. 45.Trash Enclosure Requirements a. NPDES Permit No. CAS612008 (CRWOCB): C.3.a.i. (7): i. 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: ii. 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 (VWSD) the local sanitary sewer agency's authority and standards: If a sanitary connection will be installed, WVSD requires a roof on the enclosure. Exhibit A -Conditions of Approval - 276 E. Campbell Avenue File No. PLN2016-187 Pape 10 of 14 Building Division 46. Permits Required: A building permit application shall be required for the proposed additions to the (e) commercial building. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. The building shall be made to comply with all the requirements necessary to the new buildings proposed occupancy. 47. Construction Plans: The Conditions of Approval shall. be stated in full on the cover sheet of construction plans submitted for building permit. 48. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 49. 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. 50. 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. 51.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. 52.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. 53. Non-Point Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 54. Title 24 Accessibilitv -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. 55.Title 24 Accessibilitv -Commercial: this project shall comply fully with the provisions of Chapter 11 B of the California Building Code 2013 ed. 56.Approvals Required: The project requires the following agency approval prior to issuance of the building permit: Exhibit A -Conditions of Approval ~ 276 E. Campbell Avenue File No. PLN2016-187 Paoe 11 of 14 a. West Valley Sanitation District b. School District: c. Campbell Union School District (378-3405) d. Campbell Union High School District (371-0960) e. Moreland School District (874-2900) f. Cambrian School District (377-2103) g. Santa Clara County Fire Department h. Santa Clara County Department of Environmental Health i. City of San Jose Department of Environmental Services 57. 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 cleararices. 58. California Green Building Code: Applicant shall comply with requirements of Chapter 5, California Green Building Code 2013 ed. 59. 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. 60.New Code Cycle: Applications for permit submitted after January 1, 2017 will be reviewed and issued under the requirements of the 2016 California Building Codes. Fire Department 61. Comment #1: 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. 62. Comment #2: Fire Sprinklers Required: 903.2 Where 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 existing buildings and structures when alterations or additions are made that create conditions described in Sections 903.2.1 through 903.2.18. An automatic sprinkler system shall be provided throughout existing buildings and structures, when additions are made that increase the building area to more than 3,600 square feet. Exception: One or more additions made to a building after January 1, 2011 that do not total more than 1,000 square feet of building area. Exhibit A -Conditions of Approval - 276 E. Campbell Avenue File No. PLN2016-187 Paae 12 of 14 63.Comment #3: Fire Alarm Required: 907.2.1 Group A. A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group A occupancies where the occupant load due to the assembly occupancy is 300 or more. Group A occupancies not separated from one another in accordance with Section 707.3.10 of the California Building Code shall be considered as a single occupancy for the purposes of applying this section. 907.2.2 Group B. A manual fire alarm system shall be installed in Group B occupancies where one of the following conditions exists: 1. The combined Group B occupant load of all floors is 500 or more. 2. The Group B occupant load is more than 100 persons above or below the lowest level of exit discharge. 3. The fire area contains an ambulatory care facility. 4. For Group B occupancies containing educational facilities, see Section 907.2.2.2. Exception: Manual fire alarm boxes are not required where the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1 and the occupant notification appliances will activate throughout the notification zones upon sprinkler water flow. 64. Comment #4: Elevator: 607.1 Emergency operation. Existing elevators with a travel distance of 25 feet (7620 mm) or more shall comply with the requirements in Chapter 11. New elevators shall be provided with Phase I emergency recall operation and Phase II emergency in-car operation in accordance with California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders. [B] 607.2 Emergency signs. An approved pictorial sign of a standardized design shall be posted adjacent to each elevator all station on all floors instructing occupants to use the exit stairways and not to use the elevators in case of fire. The sign shall read: IN FIRE EMERGENCY, DO NOT USE ELEVATOR. USE EXIT STAIRS. Exceptions: 1. The emergency sign shall not be required for elevators that are part of an accessible means of egress complying with Section 1007.4. 2. The emergency sign shall not be required for elevators that are used for occupant self-evacuation in accordance with Section 3008 of the California Building Code. 65. Comment #5: Commercial Kitchen Hoods: [M] 609.1 General. Commercial kitchen exhaust hoods shall comply with the requirements of the California Mechanical Code. Refer to CFC Sec. 609 for specific requirements and for alarm interface requirements. 66. Comment #6: Commercial Kitchen Cooking Oil Storage: 610.1 General. Storage of cooking oil (grease) in commercial cooking operations shall comply with Chapter 57. Systems used to store cooking oils in larger than 60-gallon (227 L) above-ground tanks shall also comply with Sections 610.2 through 610.5. For purposes of this section, cooking oil shall be classified as a Class IIIB liquid unless otherwise determined by testing. 610.2 Storage tanks. Cooking oil storage tanks shall be listed in accordance with UL 142 or UL 80, and shall be installed in accordance with Section 5704 and the tank manufacturer's- instructions. Exhibit A -Conditions of Approval _ 276 E. Campbell Avenue File No. PLN2016-187 Paae 13 of 14 67. Comment #7: 701.1 Scope. The provisions of this chapter shall specify the requirements for and the maintenance of fire-resistance-rated construction. New buildings shall comply with the California Building Code. 68. Comment#8: Aerial Fire Apparatus Access Roads: 1. 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 powerlines shall not be located within the aerial fire apparatus access roadway. 2. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. 3. 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. NOTE: per on site testing and observation utilizing Fire Dept. aerial apparatus, the following conditions and limitations are stipulated by all parties and agencies; No parking spaces currently defined on public streets need to be eliminated. a. An easement shall be created in the parking lot directly south of the proposed construction site, which shall be designated as 'Fire Lane: do not obstruct' and appropriate marking, including code/ordinance sections shall be stenciled into then markings. This easement shall remain in effect for the life of the building and such language shall be incorporated directly into the recorded documentation. b. An exterior stairway providing access between differing roof levels will be required if the 'b' is not accomplished. c. Two 'street trees' shall be designated and removed to allow proper aerial access. Comment #9: Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. NOTE: both new and existing portions of the proposed structure shall be plumbed for such coverage. Details, exceptions, limitations, and specific design of such a system are considered a deferred submittal by this office. CFC Sec. 510.1 69.Comment #10: Construction Site Fire Safety: All construction sites must comply with applicable provisions of our Standard Detail and Specification SI-7 and Chapter 33 of the currently adopted edition of the California Fire Code. This must be submitted to, and approved by this office prior to commencing and demolition/construction activities. Exhibit A -Conditions of Approval - 276 E: Campbell Avenue File No. PLN2016-187 Paae 14 of 14 70.Comment #11: 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 numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers 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