PC Res 4538RESOLUTION NO. 4538
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF .CAMPBELL RECOMMENDING APPROVAL OF A
VESTING TENTATIVE SUBDIVISION MAP FOR THE PARKVIEW
MIXED USE DEVELOPMENT PROJECT TO CREATE 59 "AIR
SPACE" RESIDENTIAL CONDOMINIUM UNIT PARCELS, ONE
COMMERCIAL UNIT PARCEL, AND ONE COMMON LOT WITH
ASSOCIATED SITE IMPROVEMENTS LOCATED AT 540, 558 AND
566 EAST CAMPBELL AVENUE AND 24 AND 34 DILLON
AVENUE. FILE NO.: PLN2016-380
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
Vesting Tentative Subdivision Map (PLN2016-380):
Environmental Finding .
1. An Initial Study has been prepared for the proposed project which provides
documentation for the factual basis for concluding that a Mitigated Negative
Declaration may be adopted since no substantial evidence exists, in light of the whole
record, that the project may have a significant effect on the environment as
conditioned (PLN2016-381).
Evidentiary Findings
1. The proposed project includes an application for a Zoning Map Amendment
(PLN2016-383) to amend the Campbell Zoning Map to rezone the project site from P-
D (Planned, Development) to C-P-D (Condominium Planned Development); a
Planned Development Permit with Density Bonus (PLN2016-378) to allow
construction of a mixed -use development project consisting of 59 residential
condominium units, two commercial spaces totaling 6,512 square feet, and
associated improvements; a Vesting Tentative Subdivision Map (PLN2016-380) to
create 59 "air space" residential condominium unit parcels, one commercial unit
parcel, and one common lot with associated site improvements; and a Tree Removal
Permit (PLN2016-382) to allow removal of on -site protected trees.
2. The project site consists of five parcels located at 540, 558 and 566 East Campbell
Avenue and 24 and 34 Dillon Avenue that would be merged as part of the Vesting
Tentative subdivision map.
3. The project site is developed with a vacant auto center, a music store, and two
unoccupied residential structures, all of which would be demolished as part of the
proposed project.
4. Abutting land uses include commercial uses to the north, Campbell Park to the east,
residential homes to the southeast, and commercial/industrial/office uses to the south
and west.
Planning Commission Resolution No. 4538 Page 2 of 4
Findings Recommending Approval of a Vesting Tentative Subdivision Map (PLN2016-380)
5. The project site is designated by the Campbell General Plan Land Use Diagram as
Central Commercial. .
6. The project site is located in the East Campbell Avenue Master Plan (ECAMP) Area.
7. The project site is currently designated by the Campbell Zoning Map as P-D (Planned
Development) and would be rezoned by to C-P-D (Condominium Planned
Development).
8. The proposed Vesting Tentative Subdivision Map will allow creation- of privately held
parcels for fee title ownership as well as common parcels to be improved with private
roadways, pedestrian pathways, guest parking spaces, recreational open space, and
landscaping.
9. The proposed Vesting Tentative Subdivision Map incorporates a requirement for off -
site public improvements.
10. The proposed Vesting Tentative Subdivision Map (PLN2016-380) may be approved
concurrently, and subject to, a Planned Development Permit (PLN2016-378).
However, the Final Subdivision Map may not be recorded if the Planned
Development Permit expires.
11. The proposed project includes a 35% density bonus and two (2) incentives or
concessions where at least 20% of the total residential units are target units
affordable to low-income households based on affordable rents or ownership costs in
compliance with the City's Inclusionary Ordinance, Density Bonus Ordinance, and
California's Density Bonus Law.
12. The Planned Development Permit includes a density bonus concession for height and
a density bonus concession for open space.
13. The proposed project would result in approximately 36.24 dwelling units per gross
acre, consistent with the General Plan, ECAMP, and California's Density Bonus Law.
14. The provisions of the Covenants, .Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
15. Prior to recordation of the Final Subdivision Map, the applicant shall enter into a
Density Bonus / Inclusionary Housing Developer and Regulatory Agreement and
Declaration of Covenants and Restrictions with the City of Campbell and the City of
Campbell's Housing Administrator ("Housing Agreement"), as further described in the
Conditions of Approval of the Planned Development Permit (PLN2016-378). .
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
v
Planning Commission Resolution No. 4538 Page 3 of 4
Findings Recommending Approval of a Vesting Tentative Subdivision Map (PLN2016-380)
1. The proposed Vesting Tentative Subdivision Map is consistent with the General Plan
and Zoning Ordinance of the City.
2. The proposed Vesting Tentative Subdivision Map does not impair the balance between
the housing needs of the region and the public service needs of its residents and
available fiscal and environmental resources.
3. The design of the Vesting Tentative Subdivision Map provides, to the extent feasible,
for future passive or natural heating, and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
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 park in -lieu fee imposed
upon the project and the type of development project.
a. The purpose of the park in -lieu fee is to establish and rehabilitate park and
recreational facilities within the city.
b. The revenue raised by payment of the park in -lieu fee shall be used to provide the
parks and park improvements specified in the General Plan. The money collected
shall be placed in a special park dedication in -lieu fund. Moneys within this fund
shall be used and expended solely for the acquisition, improvement, expansion or
implementation of parks and recreational facilities of the city.
c. The development of new residential land uses in the City of Campbell will
generate additional demands on park and recreation facilities and equipment.
d. Each new residential development project will generate demands on park and
recreation facilities and the associated new park facilities and equipment are
needed to provide those services. The City needs to acquire new park facilities
and equipment to meet the demands of new residential development.
e. The amount of the park in -lieu fee is based on the density of the project and is
therefore directly related to the number of new residential units that the project
creates.
7. There is a reasonable relationship between the use of the traffic signal contribution
amount imposed upon the project and the type of development project.
a. The purpose of the traffic signal contribution is to fund the design and construction
of the future traffic signal at the intersection of East Campbell Avenue and Page
Street as identified in the East Campbell Avenue Master Plan.
b. The traffic signal contribution will be combined with similar contributions from other
nearby development projects and City funds to fund the costs associated with the
Planning Commission Resolution No. 4538 Page 4 of 4
Findings Recommending Approval of a Vesting Tentative Subdivision Map (PLN2016-380)
design and construction of future traffic signal at the intersection of East Campbell
Avenue and Page Street as identified in the East Campbell Avenue Master Plan.
c. Per the East Campbell Avenue Master Plan, the future traffic signal at East
Campbell Avenue and Page Street would allow for safe and predictable access and
egress from the adjacent neighborhood area to the north. Development projects
that generate new vehicular trips through this portion of East Campbell Avenue
intensify the need for the traffic signal to provide a safe and orderly assignment of
right-of-way through this intersection.
d. This development benefits from the traffic signal by improving access to their site
from the north, including improving pedestrian and bicycle safety and access of
their residents and customers.
e. Based on an inventory of the remaining future projects that are sending trips
through this intersection, the .Cresleigh Homes Project would contribute 52% of the
total PM peak hour trips. The most recent cost estimate for the traffic signal is
$504,000.00. Subtracting the funds already obtained from or conditioned on
previously approved development projects, the fair share contribution of
$187,124.00 represents 52% of the funds yet to be conditioned or collected.
8. 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 Vesting Tentative Subdivision Map (PLN2016-380) for the Parkview Mixed Use
Development Project located at 540, 558 and 566 East Campbell Avenue and 24 and 34
Dillon Avenue subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 22nd day of October, 2019, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN
ATTEST:
Commissioners: Buchbinder,
Hines Krev, Ostrowski, and Rivlin
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Vesting Tentative Subdivision Map (PLN2016-380)
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 Vesting Tentative Subdivision Map
(PLN2016-380) to create 59 "air space" residential condominium unit parcels, one
commercial unit parcel, and one common lot with associated site improvements, in
conjunction with, and subject to a Planned Development Permit with a density bonus
(PLN2016-378); Zoning Map Amendment (PLN2016-383); a Vesting Tentative
Subdivision Map (PLN2016-380); and a Tree Removal Permit (PLN2016=382) on
properties located at 540, 558 and 566 East Campbell Avenue and 24 and 34 Dillon
Avenue in the P-D (Planned Development) Zoning District. The project shall
substantially conform to the Project Plans (including architectural, civil, and
landscaping sheets), dated as received by the Planning Division October 16, 2019,
except as may be modified by the Conditions of Approval herein.
2. Indemnity: By exercise of this 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.
3. Zoning Map Amendment: The Vesting Tentative Subdivision Map approval is
contingent upon approval of the Zoning Map Amendment (PLN2016-383).
4. Planned Development Permit: The Vesting Tentative Subdivision Map approval is
contingent upon approval of the Planned Development Permit with a density bonus
(PLN2016-378).
5. Perpetual Development Standards: Should the associated Planned Development
Permit (PLN2016-378) expire after the Subdivision Map has been recorded, any future
development shall substantially comply with the Project Plans, dated as received by
the Planning Division on October' 16, 2019, which shall constitute the objective
standards for the Condominium Planned Development established for the subdivision.
6. Tree Removal Permit: The Vesting Tentative Subdivision Map approval is contingent
upon approval of the Tree Removal Permit (PLN2016-382).
7. The Final Subdivision Map shall be recorded prior to the issuance of building permits.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 2
8. Vestinq Tentative Subdivision Map Expiration: The Vesting Tentative Subdivision Map
approval is valid for a period of .two years from the date of final City Council approval,
approval unless an extension is granted prior to the expiration date. A building permit
must be obtained within this period or the Vesting Tentative Subdivision Map approval
shall be void.
9. Park Impact Fee: A fee in -lieu of parkland dedication pursuant to Campbell Municipal
Code (CMC) Chapter 20.24 (Park Impact Fees and Park Land, Dedication
Subdivisions) is required. The fee in effect at the time of payment, as established by
the City's Schedule of Fees, shall be the fee due. Seventy-five percent (75%) of the fee
shall be due to prior to recordation of the Final Subdivision Map and the remaining
25% shall be due prior to issuance of a Certificate of Occupancy, unless the City
amends CMC Chapter 20.24 to require payment in full at time of map recordation.
10. Residential- Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building wall
for review and approval by the Community Development prior to the issuance of
Building Permits. In order to obtain approval, numbers or addresses shall be placed on
all new and existing buildings in such a position as to be plainly visible and legible from
the street or road fronting the property. Additionally, number material and color is
required to contrast with their background.
11. Density Bonus / Inclusionary Housing Agreement: The applicant shall enter into a
Density Bonus / Inclusionary Housing Developer and Regulatory Agreement and
Declaration -of Covenants and Restrictions with the City of Campbell and the City of
Campbell's Housing Administrator ("Housing Agreement").
a. The Housing Agreement shall govern how the applicant shall comply with the City's
Inclusionary and Density Bonus Ordinances.
b. 20% of the dwelling units shall be set aside as affordable to low-income households
based on affordable rents or ownership costs in compliance with the City's
Inclusionary Ordinance.
c. All affordable units shall be reasonably dispersed throughout the project and shall
be comparable to the design of the market -rate units in terms of distribution of
model types, number of bedrooms, appearance, materials and finished quality of
the market -rate units in the project. There shall not be significant identifiable
differences between affordable units and market -rate dwelling units which are
visible from the exterior of the dwelling units and the size and design of the dwelling
units shall be reasonably consistent with the market -rate units in the development.
d. Affordable units shall have the same access to project amenities and recreational
facilities as market -rate units.
e. The Housing Agreement shall be approved by the Community Development
Director and shall be recorded in the Official Records of Santa Clara County.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 3
12. Owner Resale Restriction: A resale restriction, covenant, deed of trust and/or other
documents acceptable to the Community Development Director or the Director's
designee, shall be recorded against each affordable owner -occupied unit.
a. These documents shall, in the case of affordable units which are initially sold; be for
a term of forty-five years and shall be renewed at the change of each title for a
period of forty-five years:
b. Eligibility requirements. No household shall be permitted to begin occupancy of an
affordable unit unless the city or its designee has approved the household's
eligibility.
13. Covenants, Codes and Restrictions (CC&R's): Prior recordation of the Final
Subdivision Map, the applicant shall submit for review and approval by the City a copy
of the draft CC&R's which shall include the following provisions. The draft CC&R's
shall be accompanied with a response letter that indicates where in the CC&R's each
of the following provisions has been addressed.
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property.
b. Continued architectural controls to ensure the architectural integrity of the project.
c. Definition of common areas to be maintained and provision of maintenance for these
areas.
d. Provision which shall define the rights of use, allowable landscape or open space
improvements.
e. Provision that all landscaping —including private landscaping located in front, side,
and rear yards —shall be maintained in compliance with the Model Water Efficient
Landscape Ordinance (MWELO) Landscape Documentation Package.
f. Provision of a funding mechanism to ensure maintenance and upkeep of common
areas.
g. Provision to provide ongoing maintenance of the required private roadways,
landscaping, and etc.
h. Provision that requires ongoing maintenance of 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.
i. Provision for regular monitoring and maintenance of the stormwater system, in
accordance with the manufacturer's recommendations,- including the permeable
pavement system.
j. Provision for regular monitoring and maintenance of the private sanitary system as
described by the designing engineering, and as approved by the City Engineer.
k. Provision for the availability of interior -garage space for the parking of vehicles at all
times.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 4
Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
m. Provision to prohibit vehicle washing, and vehicle repair and maintenance activities in
. the project site, including, but not limited to garages and common parking areas.
n. Provision that requires that all landscaping, including but not limited infiltration
plantings, be maintained as depicted on the final landscaping plan.
o. Provision that all commercial parking stalls shall be reserved for commercial use only
and shall not be reserved or otherwise restricted by individual homeowners.
14. Equal Access: The Home Owners Association shall maintain equal access to all
common facilities and amenities by all residents (renters and homeowners) of the
project.
15. Landscape Maintenance: The owner/operator of the property shall provide on -going
maintenance of the required landscaping for the project.
16. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All 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).
17. Sidewalk Maintenance: The owner/operator of the property shall provide on -going
maintenance of the sidewalks and shall pressure wash the sidewalks as necessary or
as required by the Community Development Director or Director of Public Works to
remove all spills, gum and food. Sidewalks and parking lots shall be swept regularly
to prevent the accumulation of litter and debris. Debris resulting from pressure
washing shall be trapped and collected to prevent entry into the storm drain system.
Wash water containing any cleaning agent or degreaser shall be collected and
discharged to the sanitary sewer and shall not be discharged to a storm drain. The
applicant shall contact the West Valley Sanitation District for specific connection and
discharge requirements.
18. Graffiti Removal: The property owner shall be responsible for the removal of any
graffiti from walls, fences or structures on the project site within one week of
notification by the Community Development Director or their designate.
19. Soil Remediation: If a different construction type or remediation plan is proposed by
the applicant • or required by the City as a condition of approval, the applicant shall
update the Vapor Intrusion Risk Evaluation Report and Site Remedial Plan accordingly
and shall obtain written approval from the Santa Clara County Department of
Environmental Health for the proposed remediation, prior to the issuance of building
permits. The County or City may also require a Deed Restriction depending on the
approved mitigation.,
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 5
20. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant
shall pay a minimum $4,000.00 deposit to cover the actual staff cost, at the rate of
Assistant Planner, to ensure compliance with the mitigation monitoring and with the
conditions of approval specified herein.
21. Mitigation Measures: The Mitigation Measures identified in the Mitigated Negative
Declaration for the project, as also included in the Resolution approving the associated
Planned Development Permit (PLN2016-378) are herein incorporated by reference.
PUBLIC WORKS DEPARTMENT
22. This project is subject to the "East Campbell Avenue Master Plan. The master plan can
be found on the City website at http://www.citvofcampbell.com/166/Zoning-and-Land-
Use under the "General Plan/Guidelines/ Maps" column. The goal of the plan is to
"enhance the perception of the downtown beyond the loop streets through land use
patterns, traffic circulation and urban design". The insufficient public right-of-way along
the north side 'of E. Campbell Avenue corridor (561 to 653 E. Campbell Avenue) limits
the full implementation of this portion of the East Campbell Avenue Master Plan and
therefore the improvements included with this development are considered "interim".
Therefore staff recommends maintaining the existing left turn pockets along E
Campbell Avenue with the construction of the new traffic signal and deferring the full
implementation of the E. Campbell Avenue Master Plan concepts until there is
sufficient right of way available. The interim improvements proposed with this project
deviate from the E. Campbell Avenue Master Plan Concepts as follows:
a. At Page/Gilman Intersection: The removal
Avenue and Page Street and the merge
Street traffic as shown on Page 22 of the
be implemented.
of the dedicated left turn lanes for Dillon
lane on E Campbell Avenue for Page
E. Campbell Avenue Master Plan cannot
This project will implement the following street improvements as called out in the E
Campbell Ave Master Plan:
b. A new traffic signal will be installed at Page Street to allow for a safe and
predictable access and egress from the adjacent_ neighborhood area to the north.
Signal phasing will be coordinated with the existing signal at Gilman Avenue.
c. Corner bulb -outs will be constructed at Page Street and a new mid -block bulb -out
will be constructed on the south side of E. Campbell Avenue to receive a new
crosswalk.
d. Large bulb -outs at Gilman will provide space for sidewalk amenities and
accommodate new ADA-compliant curb ramps.
e. Special paving or painting, such as "continental" painting will be used to highlight all
crosswalks.
Staff recommends keeping left -turn lanes on Campbell Avenue in the near term
and designing the new traffic signal with pole and equipment locations and signal
mast arms that can serve both near -term and ultimate Master Plan layouts. Any
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
deviation from the striping layout in th
Page 6
e
23. Preliminary Civil Engineering Plans: These Conditions are, a supplement to the plans
prepared by Civil Engineering Associates dated October 24th, 2018. The plans are not
approved for construction. Further plan checking by Public Works will be required post
entitlement. These are additional comments that will require modifications post
entitlement:
a. Stormwater Management Plan Sheet C.6 — TCM #9 will require a reasonable
accessibility pathway for maintenance without having to walk or carry equipment
and materials in the biotreatment.
b. Assuming the existing left -turn lanes on Campbell Avenue remain in the near term
and based on the East Campbell Avenue Corridor Analysis in TJKM's Cresleigh
Homes Draft TIA (dated 5/3/19), the Campbell Avenue/Gilman Avenue/Page
Street traffic signal shall be operated with exclusive left -turn phasing in both
directions of Campbell Avenue and concurrent side -street phasing for Page Street
and Gilman Avenue approaches.
24. Preliminary Title Report: Upon submittal of the Final Map, the applicant shall provide a
current (within the past 3 months) Preliminary Title Report. (Additional comments may
be generated from this report).
25. Condominium Plan: Prior to building occupancy, the applicant shall submit a
Condominium Plan and submit the map in a digital format acceptable to the City.
26. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the
City prior to recordation of the Final Map and CC&R's. Maintenance of the stormwater
treatment facilities shall be part of the CC&Rs. The CC&Rs should also reference the
"Covenants for the Operation and Maintenance of Stormwater Facilities" and the
"Stormwater Management Plan". All biotreatment facilities located in private and public
areas within the project shall be maintained/replaced/inspected to perpetuity under the
governing body of the HOA and not by individual homeowners.
27. Right -of -Way for Public Street Purposes: Upon recordation of the Final Map, the
applicant shall fully complete the process to cause additional right-of-way to be granted
in fee for public street purposes along the East Campbell Avenue frontage, the Dillon
Avenue and Gilman Avenue frontages to accommodate the necessary street widths for
public improvements. The applicant shall submit the necessary documents for
approval by the City Engineer, .process the submittal with City staff's 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.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 7
28. Public Service Easement: Prior to the recordation of the Final Map and prior to the
approval, of the grading plans, the applicant shall grant any necessary public service
easements on private property needed for this development contiguous with the public
right-of-way along the E Campbell Avenue/Gilman Avenue/Dillon Avenue frontage,
unless otherwise approved by the City Engineer. 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.
29. Demolition: Prior to recording of the Final Map the applicant shall obtain,a demolition
permit and remove any nonconforming structures. Note existing buildings may require
testing for materials containing PCB's, and proper removal and disposal should any be
found.
Additionally, prior to issuance of a demolition permit for the site, the applicant shall
contact VTA for any temporary bus stop closure, 'temporary relocation, or any work that
intermittently impedes the bus stop area. The applicant shall coordinate with VTA for
the approval of a temporary relocation of the bus stop. Contact email:
bus.stop(cD-vta.orq. Any temporary relocation shall be completed prior to the issuance
of the demolition permit. A separate encroachment permit with the City of Campbell will
be required for the temporary relocation. VTA must notify their drivers and provide a
safe route and access for users.
30. Final Map: Prior to issuance of any grading or building permits for the' project, the
applicant shall submit a Final Map for recordation upon approval by the City, pay
various fees/deposits and submit the map in a digital format acceptable to the City.
131. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall
provide a cash deposit (100% of the monument estimate) for setting all monuments
shown on the map. Monuments shall be set per section 20.76.010 of the Campbell
Municipal Code including but not limited to setting permanent pipe monuments (three=
fourths inch galvanized steel pipe two feet long approximately six inches below
finished grade) at each boundary of all lot corners within a subdivision, along the
exterior boundary lines at intervals of approximately five hundred feet and at all
beginning of curves and ending of curves on property lines, and monument boxes at
intersections of all street monument line tangents.
32. Soils Report: Prior to recordation of the Final Map, the applicant shall provide a soils
report prepared by a registered geotechnical or civil engineer.
33. Grading and Drainage Plan: Prior to recordation of the Final Map 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 provide written
certification that the development has been built per the engineered grading and
drainage plans.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 8
34. Storm Drain Area Fee: Prior to recordation of the parcel Final Map, the applicant shall
pay the required Storm Drain Area fee, currently set at $2,350.00 per net acre, which is
$2,679.0`0.
35. Utilities: All on -site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies. Additionally, .per Section 20.36.150 of the Campbell Municipal Code,
utility facilities adequate to supply communication, electrical, gas, water and fire
protection service to each lot of the subdivision shall be constructed and installed
within the subdivision.
Existing Utility Boxes and Lids: Existing and proposed private utilities shall be installed
on private property. All others shall be installed outside of the pedestrian path of travel
behind the back of curb. Utility boxes and lids shall be adjusted to grade. Any
damaged or non-ADA utility boxes and lids shall be replaced
36. Water Meter(s) and Sewer Ceeanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-way
line.
37. Undergrounding Street Frontage Utilities: All overhead utility lines along the project's
public street frontages shall_ be installed underground per Section 21.18.140 of the
Campbell Municipal Code. Prior to the recordation of the Final Map, a joint trench plan
shall be submitted for review. Applicant shall comply with all utility applications, plan
submittals, permitting, and fee requirements of the serving utility companies. Please
note that the Municipal Code does not allow the setting of new poles, therefore
the project is required to underground to the next existing pole beyond the
project's frontage. Upon submittal of the Final Map, the applicant shall submit for
review,. the preliminary joint trench plan concurrently with the Final Map, On -Site
Grading Plans and the Off -Site Street Improvement plans.
38. 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.
39. Pavement Restoration: The applicant shall restore the pavement in compliance with
City standard requirements. In the event that the roadway has recently received a
pavement treatment or reconstruction, the project will be subject to the City's Street
Cut Moratorium. The applicant will be required to perform enhanced pavement
restoration consistent with the restoration requirements associated with the Street Cut
Moratorium. The City's Pavement Maintenance Program website
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 9
(https://www.ci.campbell.ca.us/219) has detailed information on the streets currently
under moratorium and the enhanced restoration requirements.
Civil plans should indicate the pavement restoration from the lip of gutter to the extents
of the furthest utility. All pavement work shall extend to the most distant utility trench
and pavement restoration shall encompass all utility trenches creating one rectangle.
All striping work shall be repainted/restriped within the limits of the project in its entirety
and not intermittently.
40. Street Improvements (Agreements/Plans/Encroachment Permit/Fees/Deposits): Prior
to recordation of the Final Map, 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:
E. Campbell Avenue:
a. Show location of all existing/proposed utilities within the new and existing public
right of way.
b. Relocation of all existing/new 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 existing driveway approaches, sidewalk, curb and gutter.
d. Removal of existing street section to centerline as required by the City Engineer.
e. Installation of City approved street trees, and irrigation at 40 feet on center.
f. Installation of City standard curb, gutter, sidewalk, Accessibility Ramps including all
accessibility ramps necessary for the new signalized intersection at E Campbell
Avenue and Page Street.
g. Installation of City standard corner bulb -outs, mid -block bulb -outs, curbside parking
on E Campbell Avenue, an enhanced pedestrian crossing in accordance with City
Standard details and the East Campbell Avenue Master Plan.
h. Installation of street tree grates, trash receptacles, pedestrian oriented street lights,
benches, bike racks at the corner bulb -outs on Dillon and Gilman Avenue.
i. Installation of engineered structural pavement section to centerline, as required by
the City Engineer.
j. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
k. Installation of a new traffic signal at -Page Street and E. Campbell.
I. Installation of decorative LED streetlights, conduits, conductors,. pull boxes, and
related facilities on E. Campbell Avenue in accordance with the City of Campbell's
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 10
Street Lighting Policies and City of Campbell Electrical Specifications and Details -
Dated December 2006. Provide any necessary easements for street light purposes.
m. Installation and replacement of any traffic control, stripes and signs.
n. Construction of conforms to existing public and private improvements, as
necessary. _
o. Submit final plans in a digital format acceptable to the City
Gilman Avenue:
a. Show location of all existing/proposed utilities within the new and existing public
right of way.
b. Relocation of all existing/new 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 existing driveway approaches curb and gutter and sidewalk.
d. Removal of existing street section to centerline as required by the City Engineer.
e. Installation of City approved street trees, and irrigation at 40 feet on center.
f. Installation of City standard curb, gutter, sidewalk, Accessibility Ramp and ADA
compliant driveway approach. (Pedestrian push button adjustments may be
required to conform to accessibility requirements).
g. Installation of engineered structural pavement section to centerline, as required by
the City Engineer.
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 decorative LED streetlights, conduits, conductors, pull boxes, and
related facilities on Gilman Avenue in accordance with the City of Campbell's Street
Lighting Policies and City of Campbell Electrical Specifications and Details - Dated
December 2006.
j. Installation and replacement of any 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.
Dillon Avenue:
a. Show location of all existing/proposed utilities within the new and existing public
right of way.
b. Relocation of all existing/new 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 existing driveway approaches, sidewalk curb and gutter.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 11
d. Removal of existing street section to centerline as required by the City Engineer.
e. Installation of City approved street trees, and irrigation at 30 feet on center.
Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches.
g. Installation of City standard Accessibility Ramps at the corner of Dillon Avenue and
E. Campbell Avenue.
h. Installation of engineered structural pavement section to centerline, as required by
the City Engineer.
i. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
Installation of decorative LED streetlights, conduits, conductors, pull boxes, and
related facilities on Dillon Avenue in accordance with the City of Campbell's Street
Lighting Policies and City of Campbell Electrical Specifications and Details - Dated
December 2006. Provide any necessary easements for street light purposes.
k. Installation and replacement of any traffic control, stripes and signs.
Construction of conforms to existing public and private improvements, as
necessary.
m. Submit final plans in a digital format acceptable to the City.
41. Street Improvements Completed for Occupancy and Building Permit Final: The
applicant shall have the required street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as -built
drawings to the City prior to allowing occupancy and final building permit signoff for
any buildings.
42. 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.
43. Utility Encroachment Permit: Separate 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.
44. NPDES General Construction Permit (NOI — Notice of Intent): Prior to issuance of any
grading or building permits, the applicant shall comply with the NPDES General
Construction Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP. This applies to all
projects which disturb a land area of one acre or more. Disturbance includes grading,
filling, grubbing, clearing, vegetation removal, building, demolition etc.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 12
45. 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. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3., of the NPDES Permit.
Measures may include, but are not limited to, minimization of impervious surface area,
vegetated swales, infiltration areas, and treatment devices. 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.
Upon submission of the Vesting Tentative map, the applicant shall calculate, and
submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requirements.
Prior to recordation of the Final Map:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project site
has been completed to meet the requirements of the City of Campbell's NPDES
permit, No. 01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation - and Maintenance of
Stormwater Facilities" and submit a_ Stormwater Management Plan.
Prior to occupancy:
c. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as -built drawings to Public Works Engineering,
and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as -built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
Recommended Conditions of Approval
Vesting Tentative Subdivision Map (PLN2016-380)
Page 13
d. The applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this
project.
46. Traffic Mitigation: Upon recordation of the Final Map, the applicant shall satisfy the
traffic mitigation measures and recommendations as outlined in the Traffic Impact
Analysis (TIA) for Cresleigh Homes Mixed Use Development by'TJKM.
47. VTA Bus Stop: Prior to issuance of any building or grading permits for the site, the
applicant shall include and show on the Off -Site Street Improvement plans the
construction of the new permanent VTA bus stop that will be located east (far side) of
the intersection of Gilman and Campbell Ave fronting Campbell Park. Applicant will be
required to meet VTA's bus stop requirements and the City's public improvements
requirements including but not limited to the removal of existing park strip, bushes,
irrigation work and concrete work to provide ADA accessibility for the bus users. Extent
of work shall be shown on the street improvement plans in order to conform to existing
conditions. Any utilities within the pedestrian path of travel maybe required to be
relocated to meet ADA standards and cross slopes. Construction of the bus stop must
be completed and operable prior to issuance of a Certificate of Occupancy (or a TCO).
48. 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 develop me nt/p roj ect/pe rm it, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
49. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building
permit signoff for any and/or all buildings, the applicant shall have the required public
improvements installed and accepted by the City, and the design engineer shall submit
as -built drawings to the City.
50. New Traffic Signal (Page Street/E Campbell Avenue): Prior to issuance of any building
permits the applicant shall post a $187,124.00 payment towards the construction of a
future traffic signal at the intersection of East Campbell Avenue and Page Street. In
addition, the applicant's Street Improvement Plans shall demonstrate to the
satisfaction of the Public Works, Director that the frontage improvements being
constructed as part of this project will allow for the orderly installation of the future
traffic signal facilities (poles, foundations, cabinets, conduits, etc.).