CC Resolution 12387 RESOLUTION NO. 12387
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN2017-27) TO ALLOW THE CONSTRUCTION OF A
NEW TWO-STORY COMMERCIAL BUILDING AND
DENYING A REQUEST FOR AN EXCEPTION TO A
BUILDING AND PARKING SETBACK AND A REQUEST
• FOR AN EXCEPTION TO THE MINIMUM GROUND-FLOOR
CEILING HEIGHT ON PROPERTY LOCATED AT
2220 S. WINCHESTER BOULEVARD IN THE P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to the recommended approval of file number PLN2017-27:
Evidentiary Findings:
1. The project site is a vacant lot located on the northeast corner of S. Winchester
Boulevard and Sunnyside Avenue and is approximately 9,915 sq. ft. in size.
2. The project site is zoned P-D (Planned Development) and designated Central
Commercial by the General Plan Land Use Element.
3. The project site is located within Area 2 of the Winchester Boulevard Master Plan.
4. The project site is bordered by residential uses to the east and commercial uses to
the north.
5. The proposed project is an application for a Planned Development Permit to allow the
construction of a new, approximately 4,400 square foot two-story commercial building
with an exception to a building and parking setback and an exception to the minimum
ground-floor ceiling height.
6. As conditioned, the project will comply with the development standards required by
the Winchester Boulevard Master Plan.
7. As conditioned, the project would be consistent with the following General Plan
policies and strategies:
• Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and
convenient commercial and office use that provided needed goods, services, and entertainment.
• Strategy LUT-5.3a: Commercial Design Guidelines: Establish commercial and mixed-use design
guidelines to ensure attractive and functional buildings and site design, and to ensure compatibility
with adjacent land uses.
• Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have
minimal setbacks from the sidewalk except to allow for pedestrian oriented features such as plazas,
City Council Resolution Page 2 of 3
Approving a Planned Development Permit
PLN2017-17 — 2220 S. Winchester Blvd
recessed entryways, and wider sidewalks for outdoor cafes. Discourage parking areas between the
public right-of-way and the front façade of the building.
• Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation
patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential
zones.
• Strategy LUT-5.3j: Winchester Boulevard Plan: Develop an Area Plan for Winchester Boulevard. The
Area Plan should address specific boundaries, mix of uses, street amenities, landscaping, building
and site design.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
2. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
Planned Development Permit Findings (CMC Sec.21.12.030.H.6):
3. As conditioned, the proposed development or uses clearly would result in a more
desirable environment and use of land than would be possible under any other zoning
district classification;
4. As conditioned, the proposed development would be compatible with the general plan
and will aid in the harmonious development of the immediate area;
5. As conditioned, the proposed development would not be detrimental to the health,
safety or welfare of the neighborhood or of the city as a whole.
Winchester Boulevard Master Plan Exception Findings (Section VI.A):
6. There are no special circumstances and conditions affecting subject property.
7. There are no exceptions necessary for the preservation and enjoyment of a
substantial property right of the developer. There are no exceptions necessary to
develop the property with a two-story commercial building.
Environmental Findings (CMC Sec. 21.38.050):
8. The project qualifies as a Categorically Exempt project under Section 15303 (c) of the
California Environmental Quality Act (CEQA) pertaining to the construction of new
commercial buildings not exceeding 10,000 square feet in urbanized areas.
THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development
Permit (PLN2017-27) to allow the construction of a new two-story commercial building and
denies a request for an exception to a building and parking setback and a request for
an exception to the minimum ground-floor ceiling height, subject to the attached
Conditions of Approval (attached Exhibit A).
City Council Resolution Page 3 of 3
Approving a Planned Development Permit
PLN2017-17 — 2220 S. Winchester Blvd
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:None
ABSTAIN: COUNCILMEMBERS:Gibbons
APPROVED:
Paul Resnikoff, Mayor
ATTEST: 6 9
Wendy d, City Clerk
Exhibit A
CONDITIONS OF APPROVAL
Planned Development Permit (PLN2017-27)
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 (PLN2017-
27) to allow the construction of a new two-story commercial building and deny an
exception to the building and parking setback and an exception to the minimum
ground-floor ceiling height on property located at 2220 S. Winchester Boulevard. The
project shall substantially conform to the Project Plans and Color/Material Board dated
as received by the Community Development Department on July 12, 2018 and August
21, 2018 respectively, except as may be modified by the Conditions of Approval
contained herein.
2. Permit Expiration: The Planned Development Permit is valid for a period of two years
from the date of final City Council approval. A building permit must be obtained within
this two-year period or the Planned Development Permit shall be void.
3. Rough Framing and Planning Final Inspections Required: Planning Division clearance
is required prior to Rough Framing inspection and Building Permit final. Construction
not in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
4. Plan Revisions: The construction and on-site improvements plans submitted for
building and grading permits shall incorporate the following revision(s):
a. The construction drawings shall relocate the northerly CMU wall to align with the
front building wall parallel with Winchester Boulevard.
b. • The construction drawings shall incorporate two (2) additional trees along the
east property line for a total of nine (9).
c. The construction drawings shall demonstrate a ground floor interior ceiling height
of 15 feet net clear with no drop ceiling.
d. The construction drawings shall reduce the building square footage by a
minimum of 76 square feet or 85 square feet on the ground floor (retail use) or
second floor (office use) respectively, to result in a parking demand of 20 spaces.
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PLN2017-27 — 2220 S. Winchester Blvd.
e. The construction drawings shall eliminate the southwest parking space within the
street side setback and provide 20 parking spaces in compliance with required
setbacks.
Compliance with these requirement(s) and plan revision(s) shall be subject to the
satisfaction of the Director of Community Development. Changes found not in
compliance shall require an application for a Modification to a Planned Development
Permit.
5. Citation: Prior to Building Permit submittal the applicant shall pay the $1,000 citation
issued on December 12, 2017 for failing to obtain a demolition permit to demolish the
previous existing building deemed a public nuisance and resolve outstanding violations.
6. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code with construction of a new non-residential main structure.
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.
7. Utility Boxes, Back-Flow Preventers, and Utility Meters: The applicant shall submit a
plan prior to installation of underground PG&E utility (transformer) boxes, San Jose
Water Company back-flow preventers, and utility meters indicating the locations for
approval by the Community Development Director. Utility meters shall be located on
the.interior side of the building.
8. 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). However, lighting along the private roadways shall be of sufficient
illumination to ensure the security of the development. 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.
9. Pad Certification: Following site grading and prior to preparation of individual building
pad forms, the following improvements shall be certified by a licensed land surveyor
and reviewed by the Community Development Director to determine consistency with
the approved plan (grade, pad and drainage).
10.Stormwater and Grading Requirements: The project shall comply with City stormwater
and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more
specifically itemized in the Public Works Department Conditions of Approval for the
Tentative Vesting Subdivision Map.
11.Storefront Clearance: At no time shall an obscure wall or barrier (i.e. drapery, window
tinting, blinds, signage, advertisement posters or placards, furniture, inventory, shelving
units, storage of any kind, or similar) be installed along behind or attached to storefront
Conditions of Approval Page 3
PLN2017-27 — 2220 S. Winchester Blvd.
windows or doorways that blocks visual access to the tenant space or blocks natural
light.
12.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 includes the public right-of-way adjacent to
the business.
13.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. All signage
shall be installed and maintained consistent with the provision of the C-3 Zone District
Sign Ordinance Section 21.10.060(K) of the Campbell Municipal Code. The allowable
sign materials for this project site shall include enameled metal, painted wood, cast
metal, painted fabric (awning signage) and similar materials Plastic signage of any type
whether individual letters or as part of a box (or cabinet) shall not be approved.
14.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.
15.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.
16.Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code.
17.Water Efficient Landscape Standards: As a new construction project with a total project
landscape area equal to or less than 2,500 square feet, this project is subject to the
updated California Model Water Efficient Landscape Ordinance (MWELO) and may
comply with the Prescriptive Compliance Option in Appendix D. This document is
available at: http://www.cityofcampbell.com/DocumentCenterNiew/176 or on the
Planning Division's Zoning and Land Use webpage through www.cityofcampbell.com.
The building permit application submittal shall demonstrate compliance with the
applicable MWELO and landscaping requirements and shall include the following:
a. Planting and Irrigation Plans that meet all requirements of the Prescriptive
Compliance Option in Appendix D.
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."
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PLN2017-27 — 2220 S. Winchester Blvd.
Note: If the project landscape area increases during the course of the project,
additional requirements will apply.
18.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.
19.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 $1,000.00.
20.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.
BUILDING DIVISION
21.PERMITS REQUIRED: A building permit application shall be required for the proposed
new commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
22.CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
23.SIZE OF PLANS: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
24.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.
25.SITE PLAN: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
Conditions of Approval Page 5
PLN2017-27 — 2220 S. Winchester Blvd.
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.
26.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.
27.FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer
or land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
28.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.
29.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 Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
30.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.
31.TITLE 24 ACCESSIBILITY — COMMERCIAL: On site general path of travel shall
comply with the latest California Title 24 Accessibility Standards. Work shall include
but, not be limited to accessibility to building entrances from parking facilities and
sidewalks.
32.TITLE 24 ACCESSIBILITY— NEW COMMERCIAL: This project shall comply fully with
Chapter 11 B of the California Building Code 2016 ed.
33.APPROVALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
Conditions of Approval Page 6
PLN2017-27 — 2220 S. Winchester Blvd.
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
f. San Jose Water Company (279-7900)
34.P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval
process. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
35.CALIFORNIA GREEN BUILDING CODE: This project is subject to the mandatory
requirements of the California Green Building Code Chapter 5.
36.ACCESS:Accessible parking shall comply with 11B-502 and 11B-503 for all
requirements. Height of space is not called out on submitted plans.
37.TRASH ENCLOSURE: Door leading to Trash Enclosure shall be accessible.
PUBLIC WORKS DEPARTMENT
38.Preliminary Plans: These Conditions of Approval are a supplement to the civil plans;
sheet C1 and C2 dated November 28, 2016 by Green Civil Engineering Inc. The plans
are not approved for construction.
The concept of using a 12" storm drain line for storage capacity to reduce the post flow
rate run-off from the subject property is acceptable so long as on-site infiltration can
occur as well. A soils report must include a permeability test of the site and will be
required at time of Grading Plans Submittal. Consider alternative products such as
NDS S5 Stormwater Solutions or provide a traditional gravel system to provide
detention and additional storage capacity to bring the post flow rates down to pre-
conditions or better.
In the event that on-site infiltration cannot be accomplished, the applicant will be
required to connect directly to the main public storm drain system along Winchester
Boulevard.
Conditions of Approval Page 7
PLN2017-27 — 2220 S. Winchester Blvd.
39.Driveways on Winchester Boulevard: Driveway access on Winchester Boulevard for
staging of receptacle bins/trash dumpsters along Winchester Boulevard is not
permitted. Applicant will be required to remove all curb cuts and replace with standard
curb and gutter and sidewalk. Garbage collection should be done in the parking lot
onsite with driveway access from Sunnyside Avenue.
40.Construction Drawings: Construction plans shall be submitted post entitlement to Public
Works. The Street Improvement Plans and On-Site Grading Plans should be submitted
either concurrently or prior to the Building Permit review process.
a. Response Letter: Upon submittal of the Street Improvement Plans and the
Grading and Drainage Plans, the applicant shall provide an itemized
response letter verifying that all the Public Works Conditions of Approval
have been addressed. The building permit and grading permit will not be
issued until all Public Works Conditions of Approval have been satisfied.
b. Visit the City's website and follow the submittal requirements for Public
Works once this application has received entitlement.
c. The checklist for the various plans required for submittal can be found on the
City's Website at City Services Public
Works Engineering LandDevelopment Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist for Grading and Drainage and
ii. Checklist for Street Improvement Plans.
41.Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
42.Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional
right-of-way to be granted in fee for public street purposes along the Sunnyside Avenue
frontage to accommodate a 30-ft half street from centerline (public improvements),
unless otherwise approved by the City Engineer. The applicant shall submit the
necessary documents for approval by the City Engineer, process the submittal with City
staffs comments and fully complete the right-of-way process. The applicant shall cause
all .documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
43.Soils Report: Upon submittal of the grading plans, applicant shall provide a soils report
that includes permeability tests prepared by a registered geotechnical.
44.Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required to
obtain necessary grading permits. Prior to occupancy, the design engineer shall
Conditions of Approval Page 8
PLN2017-27 — 2220 S. Winchester Blvd.
provide written certification that the development has been built per the engineered
grading and drainage plans.
45.Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee, currently set at $2,650.00
per net acre, which is $610.00.
46.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.
47.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.
48.Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
49.Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer
for installation and/or abandonment of all utilities. The plan shall clearly show the
location and size of all existing utilities and the associated main lines; indicate which
utilities and services are to remain; which utilities and services are to be abandoned,
and where new utilities and services will be installed. Joint trenches for new utilities
shall be used whenever possible.
50.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
Conditions of Approval Page 9
PLN2017-27 — 2220 S. Winchester Blvd.
installations. Winchester Boulevard and Sunnyside Avenue have not been
reconstructed or overlaid in the last 5 years. The pavement restoration plan shall
indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.
All .pavement work shall extend to the most distant utility trench and pavement
restoration shall encompass all utility trenches creating one rectangle.
51.Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall
execute a street improvement agreement, cause plans for public street improvements
to be prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the City
Engineer:
a. Show location of all existing utilities within the new and existing public
right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in
the sidewalk area.
c. Removal of all existing driveway approaches and necessary sidewalk,
curb and gutter along Winchester Boulevard. Replace with standard curb
and gutter and 10 feet sidewalk.
d. Installation of three City-Approved street trees, tree wells and irrigation at
30 feet on center on Winchester Boulevard.
e. Installation of an ADA curb ramp at the NE corner of Winchester
Boulevard and Sunnyside Avenue.
f. Installation of City standard curb, gutter, 10' sidewalk and ADA compliant
driveway approach on Sunnyside Avenue per Detail 18.
g. Installation of two City-Approved street trees, tree wells and irrigation at
30 feet on center on Sunnyside Avenue.
h. Installation of asphalt concrete overlay per street pavement restoration
plan for utility installation and/or abandonment, as required by the City
Engineer.
i. Installation of LED streetlights, conduits, conductors and related facilities
in accordance with the City of Campbell's Street Lighting Policies on
Sunnyside Avenue.
j. Installation of traffic control, stripes and signs.
k. Construction of conforms to existing public and private improvements, as
necessary.
I. Submit final plans in a digital format acceptable to the City.
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PLN2017-27 — 2220 S. Winchester Blvd.
52.Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any buildings, the applicant
shall have the required street improvements accepted by the City, and the design
engineer shall submit as-built drawings to the City.
53.Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but is
not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
54.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.
55.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.
56.Trash Enclosure Requirements:
A. NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the
Permittee's planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source control
measures to limit pollutant generation, discharge, and runoff. These source control
measures should include:
o 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 (WVSD) the local sanitary sewer agency's
authority and standards: If a sanitary connection will be installed, WVSD
requires a roof on the enclosure.
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PLN2017-27 — 2220 S. Winchester Blvd.
FIRE DEPARTMENT
57.Development Review: Review of this development 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.
58.Fire Sprinklers Required: In other than residential buildings which require the
installation of fire sprinklers for all new buildings according to the California Residential
Code, an automatic sprinkler system shall be provided throughout all new buildings and
structures. 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.
59.Construction Site Fire Safety: All construction sites must comply with applicable
provisions 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 any demolition/construction activities.
60.Public Fire Hydrant(s) Required: Identify the location of the existing public fire
hydrant(s). Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant
flow of 1,750 GPM at 20 psi, residual. Fire hydrants shall be provided along required
fire apparatus access roads and adjacent public streets within 100' of the fire
department connection (FDC). CFC Sec. 507, and Appendix B and associated Tables,
and Appendix C.
61.Water Supply Requirements: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor
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.
62.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
Conditions of Approval Page 12
PLN2017-27 - 2220 S. Winchester Blvd.
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.
63.No Violation: This review shall not be construed to be an approval of a violation of the
provisions of the California Fire Code or of other laws or regulations of the jurisdiction.
A permit presuming to give authority to violate or cancel the provisions of the Fire Code
or other such laws or regulations shall not be valid. Any addition to or alteration of
approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]