PC Res 4507RESOLUTION NO. 4507
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2018-215) TO ALLOW
CONSTRUCTION OF SIX TWO-STORY SINGLE-FAMILY HOMES,.A
NEW PRIVATE STREET, AND ASSOCIATED SITE AND
LANDSCAPING IMPROVEMENTS FOR PROPERTY LOCATED AT
1429 and 1445 WESTMONT AVENUE. FILE NO. PLN2018-215
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to the recommended approval of a
Planned Development Permit (PLN2018-215):
Environmental Finding
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
The proposed project is application for a Zoning Map Amendment (PLN2018-237) to
rezone the projectsite from R-1-6 (Single -Family Residential) to P-D (Planned
Development); a Planned Development Permit (PLN2018-215) to allow construction of six
two-story single-family homes, a new private street, and associated site and landscaping
improvements; a Tentative Subdivision Map (PLN2018-236) to create six private lots and
one common lot, and associated public and private easements and allow the vacation of
excess public right of way; and a Tree Removal Permit (PLN2018-239) to allow removal of
on -site "protected" trees.
2. The approximately 1.25 acre project site is comprised of two single-family properties (1429
& 1445 Westmont Avenue) that are located on the north side of Westmont Avenue,
between Harriet Avenue, and Jasmine Court. The properties are developed with single -
story single-family homes, several accessory structures, (i.e. shed, gazebo, and garage),
and 21 trees (spanning both lots) which are all proposed to be removed.
3. The project site abuts residentially zoned properties in all directions.
.4. 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).
5. 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
Planning Commission Resolution No. 4507 Page 2 of 4
Recommending Approval of a. Planned Development Permit
1429 and 1445 Westmont Avenue —. File No.: PLN2018-215
approximately four and a half units per gross acre, consistent with General Plan Land Use
Designation.
6. The proposed Planned Development .Permit (PLN2018-215), 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 (PLN2018-237) as specified by Campbell Municipal Code (CIVIC)
Section 21.12.030.G.1 (Establishing the P-D zoning district).
7. The proposed Planned Development Permit (PLN2018-215) is considered in conjunction
with and subject to, a Tentative Subdivision Map (PLN2018-236) to create six private lots
and one common lot, and associated public and private easements and allow the vacation
of excess public right of way.
8. 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).
9. 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.
10. The proposed project incorporates representative architectural features of homes in the
San Tomas Area such as, shape, form, roof pitch, and materials.
11. The proposed project has been designed such that the perceived scale and mass of new
homes is compatible with homes in the surrounding area.
12. The proposed project incorporates exterior elevations that are significantly varied in terms
of shape, mass, roofline, front entry treatment, window usage and materials.
13. 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 tre_ e(s), and street light(s), consistent with the Harriet
Avenue Traffic Calming Project.
14. 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.
Planning Commission Resolution No. 450.7 Page 3 of 4
Recommending Approval of a Planned Development Permit
1429 and 1445 Westmont Avenue — File No.: PLN2018-215
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.
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 Neiqhborhood Plan (STANK Comply with the requirements of the
STAN P.
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-17.1 b: Landscaping: Ensure that new developments provide new tree planting, shrubs,
greenery and other landscaping materials, and preserve existing trees and shrubs.
15. In review of the proposed project, the Planning Commission 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 (no truck loading/unloading facilities proposed); the circulation patterns
within the boundaries of the development, and; the surfacing and lighting of the off-street
parking facilities.
16. The Planning Commission further considered the landscaping design of the proposed
project, including the location, height, and material of fences, 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.
17. The Planning Commission 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.
18. 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 Planning Commission further finds and
concludes that:
Planning Commission Resolution No. 4507
Recommending Approval of a Planned Development Permit
1429 and 1445 Westmont Avenue — File No.: PLN2018-215
Page 4 of 4
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.
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 Planning Commission recommends approval of a
Planned Development Permit (PLN2018-215) to allow construction of six two-story single
family homes, a new private street, and associated site and landscaping improvements for
property located at 1429 and 1,445 Westmont Avenue, subject to the attached recommended
Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 28th day of May, 2018, by the following roll call vote:
AYES:
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners:
ABSTAIN:
Commissioners:
ATTEST:
APPROVE[
Paul Kermoyan, Secretary
r
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
PLANNED DEVELOPMENT PERMIT (PLN2018-215)
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:
Approved Project: Approval is granted for a Planned Development Permit (PLN2018-215)
to allow construction of six two-story single-family homes, a new private street, and,.
associated site and landscaping 'improvements on property located at 1429 & 1445
Westmont Avenue. The project shall substantially conform to the Revised Project Plans,
stamped as received by the Planning Division on May 17, except as modified by the
Conditions of Approval (e.g. Condition of Approval 5 — Plan Revisions).
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 (PLN2018-237), unless an Extension of f 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. Street Name: The name(s) of the. private street(s) within the Approved Project has been
selected by the applicant from the list of approved public street names established by the
City Council. The name for this project's private street -shall be "Trailblazer Place".
5. 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.
6. Plan Revisions: The construction plans submitted for building permits shall incorporate the
following revisions:
a. Additional Trees: One additional 24-inch box oak tree (or other protected tree species)
shall be planted in the rear yard of each lot. The exact placement shall be subject to the
review/approval of the Community Development Director.
b. Oak Tree: The 18-inch oak tree shall be retained and protected to the satisfaction of the
Community Development Director at all phases of construction. The tree shall only be
Recommended Conditions of Approval
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 2 of 11
allowed to be removed if the retention of the tree is determined to be infeasible by the
City Engineer and Community Development Director.
7. Minor Modifications: Minor Modifications to the approved project plans are subject to review
and approval by the Community Development Director. Minor modifications include
alterations in floor area of no more than 50 square feet on the first floor (except for PD
permits where additional floor area is considered a major modification), alterations to
second story windows that are not oriented toward neighboring yards and result in an
increase in window area of no more than one square foot and horizontal relocation of no
more than one foot from the approved window location, and minor alterations to fagade
material. All other modifications are subject to review at a public hearing.
8. Plan Revisions: Upon prior approval by the Community Development Director, all Minor
Modifications to the approved project plans shall be included in the construction drawings
submitted for Building Permit. Any modifications to the Building plan set during construction
shall require submittal of a Building Permit Revision and approval by the Building Official
prior to Final Inspection.
9. 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:
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."
Recommended Conditions of Approval Page 3 of 11
Planned Development Permit (PLN2018-215)
1429 & 1445.Westmont Avenue
10. 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 Westmont Avenue which may otherwise detract
from the single-family look of the project and neighborhood.
11. 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.
12. 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.
13. 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.
14. 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).
15. Planning Mitigation Monitorinq Fee: Prior to issuance of building or grading permits the
applicant shall pay a Mitigation Monitoring Fee as established by the Schedule of Fees.
Recommended Conditions of Approval
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 4 of 11
16. 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.
17. 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.
18. 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.
• 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.
Recommended Conditions of Approval
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 5 of 11
Mitigation Measure B/0-1: Pre -demolition Bat Survey. 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 and demolition of existing buildings
_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.
Mitigation Measure B/0-2: Nesting Migratory Bird Survey. 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 B/0-3: Tree Protection Measures. The following measures shall
be implemented to the remaining trees located on or immediately adjacent to the site:
• Work within the vicinity of the trees to be retained will be scheduled for fall or winter
when trees are dormant or semi -dormant.
Recommended Conditions of Approval 4
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 6 of 11
• Prior to any site preparation or construction work, all trees should have a protective
buffer (six feet tall chain link fence) extending beyond the dripline of the canopy (tree
protection zone)(TPZ), or the greatest feasible distance from the trunk as possible.
Grading, deposition of fill, equipment storage, removal of soil, irrigation, or any other
activities that may be detrimental to the health of the trees are strictly forbidden
within the tree protection zone for the duration of site work. It is the ultimately
applicants' responsibility to ensure that the fencing remains intact and that the tree is
not damaged during construction. Tree protection locations should be marked before
any fence contractor arrives.
• 8.5 x 11" signs will be placed on the construction fencing (not on the trunks of the
trees) stating that all areas within. the fencing are Tree Protection Zones (TPZ) and
that disturbance is prohibited.
• Pruning of limbs to provide clearance for structures, vehicular traffic, and
construction equipment shall be performed during the fall or winter semi -dormant
period and will conform to American National Standards Institute (ANSI) tree pruning
standards. All tree pruning or removals shall be performed by a qualified arborist
with a C-61/D-49 California Contractors License. Avoid aesthetic pruning
immediately before, during or after construction impact. Perform only that pruning
of dead limbs or those which conflict with the proposed development.
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.
• Engineer site improvements so that water runoff will not slope toward the trunks. In
areas where the proposed elevation of nearby development lies above the elevation
of the oak tree, swales have been incorporated into the design to direct water away
from the oak trees.
• Soak the ground beneath the canopy of each tree prior to, during, and right
after construction. This deep watering method consists of a slow, all -day soaking
within the root zone.
• If possible, construct the project with minimal filling, excavating, or trenching within
the root zone. Minimize compaction within the root zone to the greatest extent
practicable. Keep the elevation of the soil surface at the existing level within the
protected area around the trunk. Do not stockpile any construction material within
the root zone, even temporarily.
• Should any roots need to be severed during construction, cover any exposed or cut
roots with burlap, soil or mulch as soon as possible until the native soil can be
backfilled. If possible, use sharp tools (chainsaw or axe) for pruning roots. Using
hand tools will help to heal the wounded roots more quickly than pruning with
bulldozers, and will better avoid tearing of the roots behind the cuts. If excavation is
for installation of underground utilities, roots should be left intact and lines will be
treaded underneath the roots.
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
Recommended Conditions of Approval.
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 7 of 11
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.
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 N0I-1: The following measures shall be implemented during all
phases of the project (e.g. demolition, grading, and construction):
• Notify the City and neighbors in advance of the schedule for each major phase
of the project (e.g. mass grading, compaction, rough framing) and expected
loud activities or impulsive noise activities (e.g., nail guns during framing).
• When feasible, select "quieter" construction methods and equipment. Examples
include: 1) using electrical service rather than portable power generators; and, 2)
using rollers rather than vibratory compactors.
• Locate noisy stationary equipment (e.g., compressors) and material unloading
and staging areas away from the nearest adjacent uses.
Mitigation Measure N0I-2: The following measures shall be implemented during
construction:
Require posted signs at the construction site, which provide the permitted
construction days and hours, a day and evening contact number for the job
site and a day and evening contact number for the City in the event of
problems.
Notify the City and neighbors in advance of the schedule for each major phase
of construction and expected loud activities or impulsive noise activities (e.g.,
nail guns during framing).
Recommended Conditions of Approval
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 8 of 11
• When feasible, select "quiet" construction methods and equipment. Examples
include: 1) using electrical service rather than portable power generators and
2) using rollers rather than vibratory compactors.
• Locate noisy stationary equipment (e.g., compressors) and material unloading
and staging areas away from the nearest adjacent uses.
• Require that all construction equipment (e.g., excavators, backhoes) be in
good working order and that mufflers are installed and functioning properly.
Avoid unnecessary idling of diesel engines.
• Designate a Construction
Noise Coordinator would
explaining the construction
neighbors, and managing
measures.
Building Division:.
Noise Coordinator. The designated Construction
be responsible for posting the required signs,
timeline, responding to potential complaints from
noise through appropriate work practices or other
19. 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.
20. 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.
21. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
22. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches. .
23. 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.
24. 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.
25. 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
Recommended Conditions of Approval Page 9 of 11
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
b. finish floor elevation (first floor)
c. foundation corner locations
26. 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.
27. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue -
lined on the construction plans. 8'/Z X 11 calculations shall be submitted as well.
28. 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.
29. 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)
(Vote: 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.
30. 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 basements, distribution pole locations and
required conductor clearances'.
31. California Green Buildinq Code: This project is subject to the mandatory requirements for
new residential structures (Chapter 4) under the California Green Building Code, 2016
edition.
32. 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.
Recommended Conditions of Approval
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 10 of 11
33. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential Building Code 2016 edition, and be equipped with a complying Fire
Sprinkler system.
,:34. 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.
FIRE DEPARTMENT
35. Automatic Fire Sprinkler System Required: (As noted on Sheet TM-1 Note #32) An
approved automatic sprinkler system shall be -installed one- and two-family dwellings as
follows: 1. In all new one- and two-family dwellings and in existing one- and two-family
dwellings when additions are made that increase the building area to more than 3,600
square feet. 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. CRC .Sec. 313.2 as adopted and
amended by CIVIC.
36. Fire Apparatus (Engine) Access Roads Required: (As dimensioned and noted on Sheet
TM-1) Provide an access roadway 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 36 feet outside and 23 feet inside. Installations shall conform to the Fire
Department Standard Details Specifications A-1 and CFC Section 503.
37. Fire Department (Engine),Turnaround Required: (As dimensioned and noted on Sheet TM-
1) Provide an approved fire department access roadway turnaround with a minimum radius
of 36 outside and 23 feet inside. Maximum grade in any direction shall be a maximum of
5%. Installation shall conform with Fire Department Standard Details and Specifications A-
1. CFC Sec. 503.
38. Access and Loading: (As noted on Sheet TM-1 Note #33) Facilities, buildings or portions of
buildings hereafter constructed shall be accessible to fire department apparatus by way of
an approved fire apparatus access road (including bridges and culverts) with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds (34050 kg) or as otherwise determined by the
fire code official.
39. Public Fire Hydrant(s) Required: (Approved location as noted on Sheet TM-1) 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.
40. Timinq 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
Recommended Conditions of Approval
Planned Development Permit (PLN2018-215)
1429 & 1445 Westmont Avenue
Page 11 of 11
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
documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. CFC Sec. 501.3, 501.4.
42. 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.
43. Address identification: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible and visible from the street or road fronting the property. These numbers shall
contrast with their background. Where required by the fire code official, address numbers.
shall be provided in additional approved locations to facilitate emergency response.
Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a
minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm).
Where access is by means of a private road and the.building cannot be viewed from the
public way, a monument, pole, or other sign or means shall be used to identify the
structure. Address numbers shall be maintained. CFC Sec. 505.1.
44. Construction Site Fire Safety: All construction sites must comply with applicable provisions
of the CFC Chapter 14 and our Standard Detail and Specification Sl-7. Provide appropriate
notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
PUBLIC WORKS DEPARTMENT
45. 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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