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PC Res 3594 RESOLUTION NO. 3594 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMMENDING APPROV AL OF A PLANNED DEVELOPMENT PERMIT (PLN2004-96) TO ALLOW THE CONSTRUCTION OF A MIXED-USE BUILDING ACCOMMODATING 22 RESIDENTIAL CONDOMINIUMS, 11,240 SQUARE FEET OF RETAIL AND 4,760 SQUARE FEET OF RETAIL MEZZANINE SPACE ON PROPERTY OWNED BY THE CITY OF CAMPBELL REDEVELOPMENT AGENCY LOCATED AT 175-201 E. CAMPBELL AVENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT) ZONING DISTRICT. APPLICATION OF MR. JEFF WARMOTH, ON BEHALF OF CAMPBELL AVENUE ASSOCIATES. FILE NO.: PLN2004-96. 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 Planning Commission did find as follows with respect to application PLN2004-96: 1. The development of the proposed project will result in a use that is consistent with the Central Commercial General Plan land use designation. 2. Pursuant to Section 65402 of the Government Code, the sale of property by a public agency for development is consistent with the General Plan. 3. The development of the proposed project is predicated on a Disposition and Development Agreement between the applicant and the Redevelopment Agency whereby the Agency will sell to the applicant the project site. 4. The maximum density allowed under the General Plan is 27 units per gross acre. The proposed project results in a density of25.8 units per gross acre. 5. All condominium developments in the City are required to be located within a C-PD (Condominium-Planned Development) Zoning District. The proposed residential condominium project is consistent with the C-PD Zoning District. 6. The proposed project is consistent with the Downtown Development Plan goals of revitalization the Downtown Area by providing both retail and housing opportunities. 7. The project plans illustrate one three-story building with 17 carport parking spaces and 11,240 square feet of retail on the first floor, a 4,898 square foot retail mezzanine area and 22 residential condominiums on the second and third floors. 8. The project consists of a new 49,530 square-foot building, with a building coverage of 65%, landscaping coverage of 2% and paving coverage of 33%. 9. The project has a Floor Area Ratio (FAR) of 1.97. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 2 10. The project provides adequate parking through the provision of 18 carport spaces and the participation in the cost of an in-lieu parking fee for use of the adjacent 300 parking space parking garage to the north of the project site. 11. Land uses surrounding the project site include public parking garage to the north, a restaurant and brewery to the south, an office to the west and mortuary to the east. 12. The proposed project provides a total of 2,414 square feet of common space, with 1,104 shown as an outdoor terrace. Due to the in-fill nature of the project in a developed downtown area the provided open space is found to be adequate. 13. The design of the building is compatible in scale with the other commercial developments in the downtown area and relates well with the surrounding commercial uses, is well articulated and utilizes high quality building materials. 14. A Mitigated Negative Declaration has been prepared for this project concluding that there are no significant unmitigated impacts associated with this project, pursuant to the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. Pursuant to Government Code Section 65402 that the Planned Development Permit is consistent with the General Plan. 4. 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. 5. The development will be compatible with the Zoning Code ofthe City. 6. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 7. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 8. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 3 9. 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. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2004-96) to allow the construction of a mixed-use building accommodating 22 residential condominiums, 11,240 square feet of retail and 4,760 square feet of retail mezzanine space on property owned by the City of Campbell Redevelopment Agency located at 175-201 E. CAMPBELL AVENUE in the C-3-S (Central Business District) Zoning District. 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 to construct a three story mixed use project of 22 residential condominium units, 11,240 of square feet retail, and 4,898 square feet of retail mezzanine for a project located at 175-201 East Campbell Avenue. The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: a. Project plans prepared by the Steinberg Group Architects and dated as received by the Planning Division on August 10,2004 and revised elevations received October 19, 2004, conceptual landscape plan, site plan, floor plans, unit plans and building elevations. b. Color schemes and roofing materials received October 19,2004. c. Submitted/material board submitted by Steinberg Group Architects. d. Tentative Subdivision Map prepared by AP Consulting Engineers and dated as received by the Planning Division on August 18, 2004. 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. Tentative Subdivision Map: The Planned Development Pennit approval is contingent upon recordation of the Final Subdivision Map to divide the subject property. The Final Subdivision Map shall be recorded prior to the issuance of building permits. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 4 4. Park Impact Fee: A park impact fee of $5,635 per unit is due upon development of the site. Based on the development of22 units, a total of $123,970 shall be paid to the City. Prior to recordation of the Final Subdivision Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 5. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for approval by the Community Development Director and City Attorney, prior to the recordation of the Final Subdivision Map, which provide for: 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 of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs to be repaired, repainted, and/or replaced as necessary. e. Provision to provide on-going maintenance of the required landscaping for the project. f. Provision for the availability of carport spaces for the residential parking of vehicles at all times. g. Provision to prohibit the use of parking spaces for storage purposes, including boats, trailers, and recreational vehicles. 6. Landscape Plan: The applicant shall submit four sets of a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include the following changes: a. Details of brick paving treatments along westerly pedestrian walkway and northern driveway shall be submitted for review and approval by the Community Development Director. b. All on-site landscaping and hardscaping shall be installed and maintained in accordance with the approved landscape plan. c. All trees shall be 24-inch box sized trees throughout the project. d. Landscaping of planting areas adjacent to garage shall include vertical plant materials. e. New street trees shall be added to provide a continuous tree planting along the street frontage as required by the Community Development Director. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 5 f. Landscape and paving maintenance shall be an on-going responsibility of the property owner(s) and shall include routine pruning of trees and shrubs, maintenance of the automatic irrigation system and the replacement of damaged or diseased plant materials, periodic steam cleaning of walkways and removal of graffiti within twenty-four hours. g. Details of containerized plantings along the westerly walkway. 7. Building Elevations. Details and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director prior to the issuance of building permits. Project details include, but are not limited to, the following: a. Details regarding the color and materials of the building and architectural details. b. Window schedules for high quality windows and window treatments. c. High quality materials throughout the project. d. Provision of awning details and attachments to the building. e. Provision of additional brick material along the Second Street frontage at the pedestrian level of the building. f. Provision of architectural detailing at the top of the vertical offset elements between the residential window elements. 8. Parking and Driveways: All parking and driveway areas shall be developed in compliance with Chapter 21.28 of the Campbell Municipal Code and the approved project plans 9. Signage: No signage is approved as part of the development applications approved herein. No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance. 10. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. (Section 11.201 and ll.414, 1985 Ed. Uniform Fire Code). 11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E transformers and San Jose Water Company back-flow preventers, indicating the location of the facilities and screening (if the facilities are above ground) for approval by the Community Development Director. 12. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. 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 prior to issuance of any building permits for the project. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 6 13. Construction Mitigation Measures: The following practices should be followed during all phases of site preparation and construction activities: a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. b. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street so that the contractor can be made aware of noise complaints. g. Construction equipment, vehicles, and workers associated with the development of the project shall not be permitted to park on any residential streets. 14. Construction Staging Plan: Prior to the issuance of grading or building permits for the project, the applicant shall submit a site plan and narrative description indicating the location, length of time and details of construction staging. The construction staging plan shall be subject to review and approval by the Community Development Director and the Public Works Director. Building Division: 15. Permits Required: A building permit application shall be required for the proposed new commerciallResidential structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 16. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 17. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 18. 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. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 7 19. 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. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 21. 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. b. pad elevation finish floor elevation (first floor) foundation corner locations c. 22. Title 24 Energv 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. 23. Special inspections: When a special inspection is required by D.B.C. Section 1701, 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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 24. Non-Point Source Measures: 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. 25. 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. 26. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 27. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 8 b. c. Santa Clara County Fire Department 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) Bay Area Air Quality Management District (Demolitions Only) Santa Clara County Department of Environmental Health d. e. 28. 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. 29. Archaeological & Paleontological Resources: If archaeological or paleontological resources are encountered during excavation or construction, construction personnel shall be instructed to immediately suspend all activity in the immediate vicinity of the suspected resources and the City and a licensed archeologist or paleontologist shall be contacted to evaluate the situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery and make any necessary recommendations to evaluate the find under current CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring program to the City for review and approval prior to the continuation of anyon-site construction activity. 30. Human Burial or Skeletal Element Discovery: 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. 31. Short-term Air Quality Mitigation Measures: The following practices should be followed during all phases of site preparation and construction activities: a. Use dust-proof chutes for loading construction debris onto trucks. b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the wind. c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 9 e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). g. Install erosion control measures to prevent runoff from the project site. PUBLIC WORKS DEPARTMENT 32. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a final map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $3,200.00 plus $35 per lot. 33. Condominium Plan: Prior to allowing occupancy for any and/or all buildings, the applicant shall submit a Condominium Plan for review by the City and recordation. 34. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a current Preliminary Title Report. 35. Private Easements: Prior to recordation of the final map, the applicant shall cause private easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. 36. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall provide security for setting all monuments shown on the map. 37. Street Improvements: 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: Campbell Avenue a. Removal of two (2) existing driveway approaches and necessary sidewalk, curb and gutter. b. Removal of existing curb ramp, related sidewalk, curb and gutter as necessary to accommodate bulb out at corner of Campbell Avenue and Second Street. c. Removal of the existing pavement structural section to centerline related to the bulb out, or as required by the City Engineer. d. Removal of parking spaces on Campbell Avenue per the Traffic Engineer in order to accommodate the new bulb out. e. Installation of City standard curb, gutter, and sidewalk. f. Installation of pavement structural section to centerline related to the bulb out, or as required by the City Engineer. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 10 g. Installation of a City approved corner bulb out at the northwest corner of Campbell Avenue and Second Street. The corner bulb out shall have decorative concrete as required by the City. h. Installation of ADA compliant curb ramp at the northwest corner of Campbell Avenue and Second Street. 1. Removal of existing street trees and installation of City specified street trees, tree wells, decorative tree grates and irrigation at 30 feet on center, or as required by the City Engineer. J. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as required by the City Engineer. k. Protection, relocation, and/or installation of underground utilities including traffic signal, traffic communication control box, signal interconnection conduits, street lighting conduits, PG&E, Pac Bell, AT&T and other facilities as appropriate. I. Show location of all utilities within the existing public right of way. m. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk. n. Construction of conforms to existing public and private improvements, as necessary. Second Street a. Removal of one (1) existing driveway approach and necessary sidewalk, curb and gutter. b. Removal of the existing pavement structural section and installation of new pavement structural section to centerline related to the bulb out, or as required by the City Engineer. c. Removal of parking spaces on Second Street per the Traffic Engineer in order to accommodate the new bulb out. d. Installation of City standard curb, gutter, sidewalk and one (1) ADA compliant driveway approach. e. Removal of existing street trees and installation of City specified street trees, tree wells, decorative tree grates and irrigation at 30 feet on center, or as required by the City Engineer. f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as required by the City Engineer. g. Protection, relocation, and/or installation of underground utilities including traffic signal, traffic communication control box, signal interconnection conduits, street lighting conduits, PG&E, Pac Bell, AT&T and other facilities as appropriate. h. Installation and relocation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. i. Installation of City approved park bench on sidewalk. j. Show location of all utilities within the existing public right of way. k. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk. I. Construction of conforms to existing public and private improvements, as necessary. 38. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 11 39. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 40. Soils Report: Prior to recordation of the final map, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 41. 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. 42. 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. 43. 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 of abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. East Campbell Avenue and North Second Street have not been resurfaced 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. 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. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. The applicant must create positive drainage away from the parking structure. 45. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the required Storm Drain Area fee of$2,575.00 per net acre, which is $1,478.00. 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 obj ectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Storm water Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 12 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. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the final map and CC&Rs. FIRE DEPARTMENT 48. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and shall mot 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 Division all applicable construction permits. 49. Required Fire Flow: The fire flow for this project is 3,750* gpm at 20 psi residual pressure. As an automatic fire sprinkler system will be installed, the fire flow has been reduced by 75% establishing a required adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. (*) - Fire flow is based upon Type V-I hour rated construction. 50. Automatic Fire Sprinkler Svstem Required: Buildings requiring a fire flow in excess of 2,000 GPM or, in excess of two stories or 35 feet in height, shall be protected throughout by an automatic fire sprinkler system, hydraulically designed per National Fire Protection Association (NFP A) Standard #13. The system installation shall commence at the start of framing, and progress by level accordingly. 51. Standpipes Required: Buildings three stories or more in height, or where emergency access has been deemed minimal, shall be equipped with standpipes designed per NFPA Std.#14 , and be equipped with 2-1I2"inch hose valves, located within the stair enclosures(s). Note to developer: This system may be a combined system. 52. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet. Installations shall conform with Fire department standard details and Specifications sheet A-I. 53. Emergency Gate Access Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-l and when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be Fire Department approved prior to installation. 54. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle access shall be identified in accordance with Fire Department Standard Details and Specifications A-6 and Local Government Standards. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 13 55. Fire Department Key Box Required: The building shall be equipped with a permanently installed emergency access key lock box (Knox), conforming to Fire Department Standard Detail Specification Sheet K-l. At time of final inspection, access keys shall be provided to the Fire Department. 56. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their backgrounds. 57. Building Classification: This building proposal most nearly represents a four-story building. The Architect shall reflect compliance with the 2001 California Building and Fire Code relative to the inclusion of area and occupancy separations as may be appropriate, exiting provisions to include enclosures, fire alarm and complying standpipe system. 58.Terrace Clearance: Regarding the new terrace over the rear access road, the minimum overhead clearance of 13' 6" shall still apply. Please provide appropriate scaled drawings reflecting actual clearance in future submittals. It does appear that window rescue to the third floor unit facing the rear access road is still possible via ground ladders nearest the terrace. The fourth floor units are then not required to have rescue window capability REDEVELOPMENT AGENCY 59. Affordable Housing Units: Prior to issuance of building permits, the applicant shall execute an Owner Participation Agreement with the Redevelopment Agency to provide for cost sharing to provide below market rate housing units consistent with the Development and Disposition Agreement. Planning Division 60. Trash and Recvcling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure(s) to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. a. Trash and Recycling Containers of a size and quantity necessary to serve the new buildings shall be in areas approved by the Fire Department and Community Development Director. b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six- foot high solid wall and have decorative doors and designed to be architectural compatible to the buildings. The enclosure shall be constructed at grade level and have a level area adjacent to the trash enclosure area to service the containers. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. The wall, gate and surface inside the enclosure must be kept in sound repair and condition. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. Planning Commission Resolution No. 3594 PLN2004-96- 175-201 E. Campbell Avenue-Planned Development Permit Page 14 c. Areas around trash enclosures, recycling areas, and/or trash compactor enclosures shall not discharge to the storm drain system. Any drains installed in or beneath dumpster and compactor facilities shall be connected to the sanitary sewer. The applicant shall contact the West Valley Sanitation District for specific connection and discharge requirements. PASSED AND ADOPTED this 26th day of October, 2004, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Commissioners: Doorley, Francois, Hernandez, Rocha and Roseberry Commissioners: None Commissioners: Alderete Commissioners: ::::VEDC /~ ..?Œ;:¿ An Y ~ ¿;;,J Doorley, Chair ~ Sharon Fierro, Secretary