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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. Conditions of Approval Page 2 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." Conditions of Approval Page 4 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. Conditions of Approval Page 10 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. Conditions of Approval Page 11 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]