CC Resolution 12384 RESOLUTION NO. 12384
BEING A RESOLUTION OF THE CITY COUNCIL APPROVING A
PLANNED DEVELOPMENT PERMIT (PLN2018-178) TO ALLOW
CONSTRUCTION OF SIX TWO-STORY SINGLE-FAMILY HOMES, A
NEW PRIVATE STREET, AND ASSOCIATED SITE AND
LANDSCAPING IMPROVEMENTS FOR PROPERTY LOCATED AT
880 AND 910 HARRIET AVENUE.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to approval of a Planned Development Permit
(PLN2018-178):
Environmental Finding
1. An Initial Study has been prepared for the proposed 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.
Evidentiary Findings
1. The proposed project is application for a Zoning Map Amendment (PLN2018-177) to
rezone the project site from R-1-6 (Single-Family Residential) to P-D (Planned
Development); a Planned Development Permit (PLN2018-178) to allow construction of six
two-story single-family homes, a new private street, and associated site and landscaping
improvements; a Tentative Vesting Subdivision Map (PLN2018-179) to create six private
lots and one common lot, and associated public and private easements; and a Tree
Removal Permit (PLN2018-180) to allow removal of on-site "protected" trees.
2. The project site consists of two parcels located along Harriet Avenue between Elam and
Westmont Avenues.
3. The project site is developed with two single-family residences that will be demolished as
part of the proposed project.
4. The project site abuts residentially zoned properties in all directions and a public assembly
to the north.
, 5. The project site is currently designated by the Campbell Zoning Map as R-1-6 (Single-
Family Residential, 6,000 Square-Foot Minimum Lot Size) and would be rezoned by to P-
D (Planned Development).
6. The project site is designated by the Campbell General Plan Land Use Diagram as Low
Density Residential (Less than 6 units/Gr. Acre). The proposed project would result in
approximately five units per gross acre, consistent with General Plan Land Use
Designation.
City Council Resolution Page 2 of 4
Approving a Planned Development Permit
880 and 910 Harriet Avenue — File No.: PLN2018-178
7. The proposed Planned Development Permit (PLN2018-178), to allow construction of six
two-story single-family homes, a new private street, and associated site and landscaping
improvements, constitutes the required "development plan" associated with the proposed
Zoning Map Amendment (PLN2018-177) as specified by Campbell Municipal Code (CMC)
Section 21.12.030.G.1 (Establishing the P-D zoning district).
8. The proposed Planned Development Permit (PLN2018-178) is considered in conjunction
with and subject to, a Vesting Tentative Subdivision Map (PLN2018-179) to create six
private lots and one common lot, and associated public and private easements.
9. As specified by San Tomas Area Neighborhood Plan (STANP) Land Use Policy 'M-1'
(Planned Development Zones), the proposed project conforms with the standards for
single family development contained within the STANP and the Campbell Municipal Code,
except that private local access streets shall be permitted with a home owner's association
(HOA).
10. As specified by San Tomas Area Neighborhood Plan (STANP) Land Use Policy 'M-2'
(Planned Development Zones), the proposed project provides shared guest parking
totaling two spaces per unit in addition to the parking requirements for single family
homes.
11. The proposed project incorporates representative architectural features of homes in the
San Tomas Area such as, shape, form, roof pitch, and materials.
12. The proposed project has been designed such that the perceived scale and mass of new
homes is compatible with homes in the surrounding area.
13. The proposed project incorporates exterior elevations that are significantly varied in terms
of shape, mass, roofline, front entry treatment, window usage and materials.
14. The proposed project incorporates a requirement for off-site public improvements including
dedication of right-of-way for public street purposes and installation of City standard curb,
gutter, sidewalk, driveways, street tree(s), and street light(s), consistent with the Harriet
Avenue Traffic Calming Project.
i
15. The proposed project would be consistent with the following General Plan policies and
strategies:
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial
additions that are designed to maintain and support the existing character and
development pattern of the surrounding neighborhood, especially in historic
neighborhoods and neighborhoods with consistent design characteristics.
Policy LUT-7.2n: Consistency with Plans: Ensure that new development and substantial remodeling
projects are consistent with Specific Plans, Area Plans, City Standard Details, and
adopted Streetscape Standards to create a cohesive design.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials
on all buildings to ensure the long-term quality of the built environment.
City Council Resolution Page 3 of 4
Approving a Planned Development Permit
880 and 910 Harriet Avenue — File No.: PLN2018-178
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site
planning that is compatible with surrounding development, public spaces, and natural
resources.
Policy LUT-17.1: San Tomas Area Neighborhood Plan (STANP): Comply with the requirements of the
STANP.
Strategy LUT-17.1a: Lot Sizes: Ensure that new development and renovation provides low-density
residential development and encourage larger than minimum lot sizes.
Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new tree planting, shrubs,
greenery and other landscaping materials, and preserve existing trees and shrub .
16. In review of the proposed project, the City Council considered the site circulation, traffic
congestion, and traffic safety effects of the project, including the effect of the site
development plan on traffic conditions on abutting streets; the layout of the site with
respect to locations and dimensions of vehicular and pedestrian entrances, exit driveways,
and walkways; the arrangement and adequacy of off-street parking facilities to prevent
traffic congestion; the location, arrangement, and dimensions of truck loading and
unloading facilities; the circulation patterns within the boundaries of the development, and;
the surfacing and lighting of the off-street parking facilities.
17. The City Council further considered the landscaping design of the proposed project,
including the location, height, and material offences, walls, hedges, and screen plantings
to ensure harmony with adjacent development or to conceal storage areas, utility
installations, and other unsightly aspects of the development; the planting of groundcover
or other surfacing to prevent dust and erosion, and the preservation of existing healthy
trees.
18. The City Council further considered the proposed project's architectural and site layout,
including the general silhouette and mass, including location on the site, elevations, and
relation to natural plant coverage, all in relationship to the surrounding neighborhood; the
exterior design in relation to adjoining structures in terms of area, bulk, height, openings,
and breaks in the facade facing the street; and appropriateness and compatibility of the
proposed uses in relation to the adjacent uses and the area as a whole.
19. 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, the City Council further finds and concludes that:
1. The proposed development will clearly result in a more desirable environment and use of
the land than would be possible under any other zoning district classification.
2. The proposed development will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts, which are consistent with the General Plan
designation of the property.
City Council Resolution Page 4 of 4
Approving a Planned Development Permit
880 and 910 Harriet Avenue — File No.: PLN2018-178
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
conditions of approval, will have a significant adverse impact on the environment.
THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development
Permit (PLN2018-178) to allow construction of six two-story single-family homes, a new private
street, and associated site and landscaping improvements for property located at 880 and 910
Harriet Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 4th day of December, 2018, by the following roll call vote:
AYES: COUNCILMEMBERS: Landry, Cristina, Waterman, Resnikoff
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Gibbons
ABSTAIN: COUNCILMEMBERS: None
APPROVED:
Paul Resnikoff, Mayor
ATTEST: ' Vet/
Wendy od, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT (PLN2018-178)
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 Planned Development Permit (PLN2018-178)
to allow construction of six two-story single-family homes, a new private street, and
associated site and landscaping improvements on property located at 880 and 910 Harriet
Avenue. The project shall substantially conform to the Revised Project Plans, stamped as
received by the Planning Division on September 26, 2018, except as modified by the
required revisions specified by Condition of.Approval No. 5 (Architectural Refinements).
2. Permit Expiration: The Planned Development Permit approval is valid for a period of two
(2) years from the effective date of the associated City Council Ordinance for a Zoning Map
Amendment (PLN2018-177), unless an Extension of Time is granted prior to the expiration
date.
3. Tract Map: Exercise of the Planned Development Permit approval is contingent upon
recordation of the Tract Map to divide the subject property. The Tract -Map shall be
recorded prior to the issuance of building or grading permits. However, the Tract Map may
not be recorded if the Planned Development Permit expires.
4. Indemnity: By exercise of the Planned Development approval, the applicant shall 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.
5. Architectural Refinements: The construction plans submitted for building permits shall
incorporate the revised architectural designs depicted in the 'Revised Architectural
Exhibits,' stamped as received by the Planning Division on October 30, 2018. The
Community Development Director may also allow other architectural refinements to the
project that would not substantially alter the design.
6. Water Efficient Landscape Standards: This project is subject to the updated California
Model Water Efficient Landscape Ordinance (MWELO). The building permit application
submittal shall demonstrate compliance with the applicable MWELO and landscaping
requirements and shall include the following:
Conditions of Approval Page 2
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
a. A Landscape Documentation Package prepared by an authorized and licensed
professional demonstrating compliance with the full MWELO requirements with the
following required elements:
1) Project Information per Section 492.3.
2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the
MWELO).
i. Include the worksheet within the plan set AND
ii. Provide a separate 8.5x11 hard copy or pdf via email to the project
planner.
3) Soil Management Report per Section 492.5 (unless significant mass grading
is planned, in which case the report shall be submitted prior to permit final).
4) Landscape Design Plan per Section 492.6.
5) Irrigation Design Plan per Section 492.7.
6) Grading Design Plan per Section 492.8.
Note that a Soil Management Report (if not submitted as part of the Landscape
Documentation Package) and Certificate of Completion will be required prior to
permit final.
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning Final
Required. The new landscaping indicated on the plans must be installed prior to final
inspection. Changes to the landscaping plan require Planning approval."
7. 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. Utility boxes at a minimum will be painted/treated to
match the predominant backdrop, and indicating that to the extent feasible that utilities will
be placed in the driveway and/or in front of each unit (i.e. water meter boxes) to avoid a
bank of meters from being placed along Harriet Avenue which may otherwise detract from
the single-family look of the project and neighborhood.
8. Construction Activity: The following standards shall apply to construction of the project:
• Construction Hours (CMC 18.04.052): Construction activity shall be limited to the hours
of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of construction
shall be nine a.m. and four p.m. There shall be no construction activity on Sundays or
National Holidays.
• Construction Noise (CMC 18.04.052): No loud environmentally disruptive noise over fifty
dbs., such as air compressors without mufflers, continuously running motors or
generators, loud playing musical instruments or radios will be allowed during the
authorized hours of construction, Monday through Saturday, where such noise may be
a nuisance to adjacent residential neighbors. Such nuisances shall be discontinued.
• Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street
prior to issuance of building permits.
Conditions of Approval Page 3
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
9. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site in compliance with City of Campbell Lighting Design Standards (CMC
21.18.090). The design and type of lighting fixtures and lighting intensity of any proposed
exterior lighting for the project shall be reviewed and approved by the Community
Development Director. Lighting fixtures shall be of a decorative design to be compatible
with the residential development and shall incorporate energy saving features.
10. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building wall for
review and approval by the Community Development prior to the issuance of Building
Permits. In order to obtain approval, numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Additionally, number material and color is required to contrast
with their background.
11. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences.. Any vacant existing
structures shall be secured, by having windows boarded up and doors sealed shut, or be
demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code).
12. Planning Mitigation Monitoring Fee: Prior to issuance of building or grading permits the
applicant shall pay a Mitigation Monitoring Fee as established by the Schedule of Fees.
13. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working
hours that result in verified complaints may result in the issuance of a Stop Work Notice
issued to the project with cessation of work for a minimum of seven (7) days from the date
of issuance and an Administrative fine of up to $1,0Q0.00.
14. Timely Completion: Once under construction it shall be the obligation of the property owner
and contractor to demonstrate continued progress on the project. In the event the building
permit expires, the City may impose fines or exercise administrative remedies to compel
timely completion of work.
15. Mitigation Measures: The approved project shall incorporate all Mitigation Measures
identified in the Mitigated Negative Declaration, as restated below for reference:
Mitigation Measure AQ-1: BAAQMD Basic Dust Control Measures. The construction
contractor shall reduce construction-related air pollutant emissions by implementing
BAAQMD's basic fugitive dust control measures, including:
• . All active construction areas shall be watered twice daily or more often if
necessary. Increased watering frequency shall be required whenever wind speeds
exceed 15 miles-per-hour.
• Pave, apply water three times daily, or apply non-toxic soil stabilizers on all
unpaved access roads and parking and staging areas at construction sites.
• Cover stockpiles of debris,'soil, sand, and any other materials that can be
windblown. Trucks transporting these materials shall be covered.
Conditions of Approval Page 4
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
• 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.
• Subsequent to clearing, grading, or excavating, exposed portions of the Site shall
be watered, landscaped, treated with soil stabilizers, or covered as soon as
possible.
• Installation of sandbags or other erosion control measures to prevent silt runoff to
public roadways.
• Replanting of vegetation in disturbed areas as soon as possible after completion of
construction.
• Idling times shall be minimized either by shutting equipment off when not in use or
reducing the.maximum idling time to five minutes. Clear signage shall be provided
for construction workers at all access points.
• All construction 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.
• Post a publicly visible sign with the telephone number and person to contact at the
City of Campbell regarding dust complaints. This person shall respond and take
corrective action within 48 hours. The BAAQMD's phone number shall also be
visible to ensure compliance with applicable regulations.
Mitigation Measure B/O-1: Avoidance measures that protect bat species from
possible direct mortality will be warranted. Therefore, the project applicant will
implement the following measures to ensure that mortality to special status bats from
future ground disturbances is avoided:
• If practicable, site demolition should either be done between March 1 and April 15
or between August 15 and October 15 to avoid interfering with an active nursery
and/or overwintering bats.
• . Within 30-days of demolition and/or tree removal, a detailed bat survey should be
conducted by a qualified biologist for the residence, out-buildings, and trees prior
to demolition. If a non-breeding and non-wintering bat colony is found, the
individuals should be humanely evicted via the partial dismantlement (i.e., the first
of a two-step removal process typical of bat evictions) of the buildings or trees a
day or two prior to demolition under the direction of a qualified biologist to ensure
that no harm would occur to any bats as a result of demolition activities. Once it
has been determined by a qualified biologist that the bats have safely evacuated
the building, the remaining building/tree demolition can commence.
• Should the biologist not be able to visually access all potential roost areas (e.g.,
enclosed attic spaces), a night emergence survey may become necessary.
• If a maternity colony or overwintering colony is detected in the buildings or trees of
the site, then the biologist will determine a suitable construction-free buffer to be
established around the structure and to remain in place until it has been
determined by the biologist that the nursery is no longer active.
Conditions of Approval Page 5
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
Mitigation Measure BIO-2: Avoidance measures .that protect nesting migratory bird
species from possible direct mortality will be warranted. Project-related activities that
occur during the breeding season could be constrained in the vicinity of any active
nests. If tree removal or ground disturbance activities are scheduled to commence
during the breeding season (February 1st through August 31st), pre-construction
nesting bird surveys should be conducted by a qualified biologist to identify possible
nesting activity within 14 calendar days prior to such activities. If project activities are
subsequently delayed for more than 14-days during the breeding season then an
additional survey would be needed to ensure nests have not established within the
site, including project equipment, during the hiatus. A construction-free buffer of
suitable dimensions must be established around any active raptor and migratory bird
nest (up to 250 feet, depending on the location and species) for the duration of the
project, or until it has been determined by a qualified biologist that the chicks have
fledged and are foraging independently from their parents. The size and dimensions
of the buffer is to be determined by a qualified biologist.
Mitigation Measure BIO-3: The following measures shall be implemented to protect
the Valley Oak tree located on the adjacent property.
• Tree Protection Fence shall be placed in the area at the tree's drip line distance
during the initial demolition of the site to prevent unnecessarily entering the area
under the tree.
• The Project Arborist shall document the initial grading and any trenching or
significant soil disturbance, including, trenching or boring for utilities.
• Do not use any mechanical trenching machinery or heavy equipment such as a
back hoe.
• After opening up the trench, evaluate the size and volume of roots that will be
impacted by the underground work.
• Roots greater than two inches in diameter should be cut clean "cut clean to a flat
surface with all surrounding bark intact." If trenches are cut and tree roots two
inches or larger are encountered they must be cleanly cut back to a sound wood
lateral root. All exposed root areas shall be backfilled or covered within one hour.
Roots greater than four inches in diameter should be left intact and only removed
as authorized by the project arborist. Arborist should evaluate exposed roots to
determine what can be root pruned and what must be retained.
• Use the thinnest material possible to achieve structural compliance and use
porous material that allows for water infiltration under the surface. This shall
. specifically require use of pervious pavers (consistent with the overall
project) at the entry of the project site driveway, to an extent determined by
the Community Development Director. Adjust the finished grade to be above the
natural grade without digging for a sub-grade treatment. In this instance the
pavement will be higher up and edge treatments or curbing also need to be
constructed above grade. Alternatively use paving material that does not rely on
the strength of a compacted sub-base for strength. This'may be accomplished by
reinforcing the surface layer material. Place geotextile fabric at the bottom of the
sub-base to reduce displacement into the parent soil along with a reduction in
Conditions of Approval Page 6
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
1
compaction requirements. Use biaxial Tensar BX-1100 or equivalent to
manufacturer specifications on grade.
• All tree maintenance and care shall be performed by a qualified arborist with a C-
61/D-49 California Contractors License. Tree maintenance and care shall be
specified in writing according to American National Standard for Tree Care
Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices
parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local
regulations. All maintenance is to be performed according to ISA Best
Management Practices.
• Required tree pruning must be performed by a licensed contractor with a C-61/D-
49 California Contractors License. Pruning specification shall be provided in writing
according to ANSI A300 Part 1 (Pruning) 2017 standards and limitations. All tree
pruning shall be performed in accordance with ISA Best Management Practices:
Tree Pruning 2008.
• Refer to Appendix D for general tree protection guidelines including
recommendations for arborist assistance while working under trees, trenching, or
excavation within a trees drip line or designated TPZ/CRZ.
• Provide a copy of this report to all contractors and project managers, including the
architect, civil engineer, and landscape designer or architect. It is the responsibility
of the owner to ensure all parties are familiar with this document.
• . Arrange a pre-construction meeting with the project arborist or landscape'architect
to verify tree protection is in place, with the correct materials, and at the proper
distances.
Mitigation Measure CUL-1: If archaeological or paleontological resources are
encountered during excavation or construction, construction personnel shall be
instructed to immediately suspend all activity in the immediate vicinity of the
suspected resources and the City and a licensed archeologist or paleontologist shall
be contacted to evaluate the situation. A licensed archeologist or paleontologist shall
be retained to inspect the discovery and make any necessary recommendations to
evaluate the find under current CEQA guidelines prior to the submittal of a resource
mitigation plan and monitoring program to the City for review and approval prior to the
continuation of any on-site construction activity.
Mitigation Measure CUL-2: In the event a human burial or skeletal element is
identified during excavation or construction, work in that location shall stop
immediately until the find can be properly treated. The City and the Santa Clara
County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office
would ,notify the Native American Heritage Commission who would identify a "Most
Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction with
the project sponsor, shall formulate an appropriate treatment plan for the find, which
might include, but not be limited to, respectful scientific recording and removal, being
left in place, removal and reburial on site, or elsewhere. Associated grave goods are
to be treated in the same manner.
Conditions of Approval Page 7
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
Mitigation Measure GEO-1: The applicant shall comply with the recommendations in
the Geotechnical Investigation, dated June 27, 2018 prepared by Geo-Logic
Associates dba Pacific Geotechnical Engineering. Such recommendations shall be
incorporated into the project's final engineering design to prevent ponding of water in
or near the building, ensure the conveyance of storm water away from the building,
and avoid the saturation of foundation soils. The project shall use standard
engineering techniques and conform to the requirements of the International Building
Code to reduce the potential for seismic damage and risk to future occupants.
Mitigation Measure HAZ-1: Prior to issuance of a demolition permit, a qualified
contractor shall assess the property for presence of Lead-based paint (LBP) and
Asbestos containing building materials (ACBM), and if present, prepare a plan, to the
satisfaction of the Building Official, to properly manage and dispose of such materials.
Mitigation Measure NOI-1: The entire window assembly shall be STC rated as
recommended by the Environmental Noise Study prepared by prepared by Charles
Salter and Associates.
Building Division:
16. Permits Required: A building permit application shall be required for each of the proposed
(6) new dwelling structures. The building permit shall include Electrical/ Plumbing/
Mechanical fees when such work is part of the permit.
17. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
18. Size of Plans: The minimum size of construction plans submitted for building'permits shall
be 24 inches by 36 inches.
19. 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.
20. 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.
21. 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.
22. 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:
Conditions of Approval Page 8
Planned Development Permit (PLN2018-178)
�880 and 910 Harriet Avenue
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
23. Title 24 Energy Compliance: California Title 24.Energy Compliance forms shall be blue-
lined on the construction plans. 81/2 X 11 calculations shall be submitted as well.
24. 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.0 Appendix 1, Section 106. Please obtain City of,Campbell Special Inspection
forms from the Building Inspection Division Counter.
25. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
26. Approvals Required: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air. Quality Management District (Demolitions Only)
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
27. California Green Building Code: This project is subject to the mandatory requirements for
new residential structures (Chapter 4) under the California Green Building Code, 2016
edition.
28. Construction Fencing: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
29. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
30. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential building Code 2013 edition, and be equipped with a complying Fire
Sprinkler system.
Conditions of Approval Page 9
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
31. 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.
32. P.G. & E.: The applicant is advised to contact PG&E as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial
scheduling time and can cause significant delays in the approval process. The applicant
should also consult with PG&E concerning utility easements, distribution pole locations and
required conductor clearances. .
FIRE DEPARTMENT
33. Automatic Fire Sprinkler System Required: Approved automatic sprinkler systems in new
and existing buildings and structures shall be provided in the locations described in this
Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the
' purposes of this section, firewalls used to separate building areas shall be constructed in
accordance with the California Building Code and shall be without openings or
penetrations. An automatic sprinkler system shall be provided throughout all new buildings
and structures. Exception: Group A, B, E, F, I, L, M, S and U occupancy buildings and
structures that do not exceed 1,000 square feet of building area. NOTE: The owner(s),
occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with
the water purveyor of record in order to determine if any modification or upgrade of the
existing water service is required. NOTE: Covered porches, patios, balconies, and attic
spaces may require fire sprinkler coverage. A State of California licensed (C-16) Fire
Protection Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their work.
Section 903.2 as adopted and amended by CBLMC.
34. Water Supply Requirement: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall be
incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically connected
in any manner to an appliance capable of causing contamination of the potable water
supply of the purveyor of record. Final approval of the system(s) under consideration will
not be granted by this office until compliance with the requirements of the water purveyor of
record are documented by that purveyor as having been met by the applicant(s). 2010 CFC
Sec. 903.3.5 and Health and Safety Code 13114.7.
35. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved
all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet
6 inches, minimum circulating turning radius of 42 feet outside and 23 feet inside, and a
maximum slope of 15%. For installation guide lines refer to Fire Department Standard
Details and Specifications sheet.
'Conditions of Approval Page 10
,Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
36. Construction Site Fire Safety: All construction sites must comply with applicable provisions
of the CFC Chapter 14 and our Standard Detail and Specification SI-7. Provide appropriate
notations on subsequent plan submittals, as appropriate to the project.,CFC Chp. 33.
37. Parking: When parking is permitted on streets, in both residential/ commercial applications,
it shall conform to the following:
• Parking is permitted both sides of the street with street widths of 36 feet or more •
• Parking is permitted on one side of the street with street widths of 28- 35 feet
• No parking is permitted when street widths are less than 28 feet
38. Fire Department (Engine) Roadway Tum-around Required: Dead-end fire apparatus
access roads in excess of 150 feet in length shall be provided with an approved area for
turning- around fire apparatus. Provide an approved fire department engine roadway
turnaround with a minimum radius of 42 feet outside and 23 feet inside. Installations shall
conform with Fire Department Standard Details and Specification Sheet A-1. Cul-De-Sac
Diameters shall be no less than 72 feet.
39. Public Fire Hydrant(s) Required: Provide public fire hydrant(s) at location(s) to be
determined jointly by the Fire Department and San Jose Water Company. Maximum
hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 500 GPM at 20
psi, residual. Fire hydrants shall be provided along required fire apparatus access roads
and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and
Appendix C. Identify the location of public hydrant and identify if the new proposed fire
hydrant is public or private.
40. Timing of installation. When fire apparatus access roads or a water supply for fire
protection is required to be installed, such protection shall be installed and made
serviceable prior to and during the time of construction except when approved alternative
methods of protection are provided. Temporary street signs shall be installed at each street
intersection when construction of new road ways allows passage by vehicles in accordance
with Section 505.2.
41. Construction documents: Construction documents for proposed fire apparatus access,
location of fire lanes, security gates across fire apparatus access and construction
docunents and hydraulic calculations for fire hydrant systems shall be submitted to the fi
re department for review and approval prior to construction. CFC Sec. 501.3, 501.4
42. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background. CFC Sec. 505.
43. Construction Site Fire Safety: All construction sites must comply with applicable provisions
of the CFC Chapter 33 and our Standard Detail and Specification SI-7. ,Provide appropriate
notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33
Conditions of Approval Page 11
Planned Development Permit (PLN2018-178)
880 and 910 Harriet Avenue
PUBLIC WORKS DEPARTMENT
44. Tentative Vesting Subdivision Map: All Conditions of Approval of the Vesting Tentative
Subdivision Map (PLN2018-179) shall be implemented and fulfilled to the satisfaction of the
City Engineer.
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