CC Resolution 12817 - 1323 Elam Avenue (PLN-2021-201)RESOLUTION NO. 12817
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A
PLANNED DEVELOPMENT PERMIT, TENTATIVE SUBDIVISION MAP, AND PARKING
MODIFICATION PERMIT FOR THE CONSTRUCTION OF FOUR SINGLE-FAMILY
HOMES, THE CREATION OF FIVE LOTS (FOUR SINGLE-FAMILY AND ONE
COMMONLY OWNED LOT), AND TWO OF THE REQUIRED ASSIGNED PARKING
SPACES TO BE PROVIDED AS GUEST PARKING SPACES ON PROPERTY LOCATED
AT 1323 ELAM AVENUE (FILE NUMBER: PLN-2021-201)
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 City Council finds as follows with regard to the proposed project
Environmental Finding
1. The project may be found Categorically Exempt under Section 15332 of the California
Environmental Quality Act (CEQA, pertaining to In -Fill Development Projects which are
found consistent with all applicable general plan policies, zoning regulations, are under
five acres in size, and substantially surrounded by urban uses. Further, the project
qualifies for the exemption on the basis the site has no value as habitat for endangered,
rare, or threatened species (i.e., wetland), the project will not result in any significant
effects related to traffic, noise, or air/water quality, and can be adequately served by all
required utilities and public services.
Evidentiary Findings
1. The proposed project ("project') includes a Planned Development for the approval of
site configuration and architectural design for four two-story single-family homes,
Tentative Subdivision Map to create four single-family lots and one commonly owned
lot, and Parking Modification Permit to allow for two of the required assigned/uncovered
parking spaces, to be provided as uncovered guest parking on property located at 1323
Elam Avenue.
2. The project site consists of a single parcel (18,152 sq. ft. net / 20,027 sq. ft. gross)
located on the north side of Elam Avenue between Inwood Drive and San Tomas
Aquino Road.
3. The 18,152 square foot lot is currently developed with one single-family residence that
will be demolished as part of the proposed subdivision.
4. Abutting land uses include single-family homes to the east and west, an apartment
community to the north, and single-family homes across Elam Avenue to the south.
5. The proposed subdivision will require a 5-foot dedication along Elam Avenue, which will
reduce the net lot area of the property from 18,152 square -feet to 17,778 square feet.
6. The project site is zoned P-D (Planned Development).
City Council Resolution No. 12817
PLN-2021-201 — 1323 Elam Avenue
Approving a Planned Development Permit, Tentative Subdivision Map, and Parking Mod.
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7. The project site is designated Low -Medium Density Residential (6-13 Units / Gr. Acre)
as shown on the Campbell General Plan Map.
8. The proposed residential land use, at a density of 8.71 units/gr. acre, is consistent with
the allowable land use and maximum density permitted by the Low -Medium Density
Residential General Plan land use designation.
9. The proposed Planned Development Permit may be approved concurrently, and
subject to a Tentative Subdivision Map, and Parking Modification Permit.
10. The project would be consistent with the following General Plan policies and
strategies:
Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for
and maintenance of a variety of residential densities to offer
existing and future residents of all income levels, age groups
and special needs sufficient opportunities and choices for
locating in Campbell.
Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian
friendly residential neighborhoods with identifiable centers and
consistent development patterns and a range of public and
private services.
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.
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.
Strategy LUT-17.1b:Landscaping: Ensure that new developments provide new tree
plantings, shrubs, greenery and other landscaping materials,
and preserve existing trees and shrubs.
11. The project proposes four two-story detached single-family residences.
12. The project's floor area ratio (inclusive of the common lot) is approximately 48%.
13. The project's lot coverage (inclusive of the common lot) is approximately 31 %.
14. The project's maximum building height would be approximately 27-feet.
15. The project proposes 12 parking spaces comprised of 8 covered/assigned and 4
uncovered/guest, where 12 parking spaces comprised of 8 covered/assigned, 2
City Council Resolution No. 12817
PLN-2021-201 — 1323 Elam Avenue
Approving a Planned Development Permit, Tentative Subdivision Map, and Parking Mod.
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uncovered/assigned & 2 uncovered/guest are required which is allowed with the
approval of a Parking Modification Permit.
16. The proposed Tentative Subdivision Map will allow creation of privately held parcels
for fee title ownership as well as a common parcel to be improved with a private
roadway, guest parking spaces, fire truck access, and landscaping.
17. The Tentative Subdivision Map has been distributed to local agencies, including
Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley
Transportation Authority and the Santa Clara Valley Water District. As of the writing of
this staff report, none of these agencies raised any concerns about providing services
to the proposed lots.
18. The provisions of the Covenants, Conditions and Restrictions are necessary to ensure
the long-term property maintenance and continued architectural integrity of the project.
19. The project proposes 12 parking spaces comprised of 8 covered/assigned and 4
uncovered/guest, where 12 parking spaces comprised of 8 covered/assigned, 2
uncovered/assigned & 2 uncovered/guest are required which is allowed with the
approval of a Parking Modification Permit.
20. The distribution of parking spaces by type results in a more functional shared use of
space for the four units and a more consistent single-family residential look and feel
than would otherwise be achieved by assigning additional spaces to each unit.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
Planned Development Permit Findings (CMC Sec. 21.12.030 H.6):
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;
City Council Resolution No. 12817
PLN-2021-201 — 1323 Elam Avenue
Approving a Planned Development Permit, Tentative Subdivision Map, and Parking Mod.
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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;
Tentative Subdivision Map (CIVIC Title 20 — Subdivision and Land Development)
8. The proposed Tentative Subdivision Map is consistent with the General Plan and
Zoning Ordinance of the City;
9. The proposed 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;
10. The design of the Tentative Subdivision Map provides, to the extent feasible, for future
passive or natural heating and cooling opportunities;
11. 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;
12. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project;
13. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project;
Parking Modification Permit Findings (CIVIC Sec. 21.28.050.G):
14. Due to the unique nature and circumstances of the project, or special development
features, the anticipated number of parking spaces necessary to serve the use or
structure is less than that required by the applicable off-street parking standards, and
would be satisfied by the proposed number of parking spaces;
15. Conditions of approval have been incorporated into the project to ensure the long-term
adequacy of the provided off-street parking;
16. Approval of the parking modification permit will further the purpose of Campbell
Municipal Code Chapter 21.28 (Parking and Loading);
17. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project;
Environmental Findings (CIVIC Sec. 21.38.050):
City Council Resolution No. 12817
PLN-2021-201 — 1323 Elam Avenue
Approving a Planned Development Permit, Tentative Subdivision Map, and Parking Mod.
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18. The project is Categorically Exempt under Section 15332 of the California
Environmental Quality Act (CEQA), pertaining to In -Fill Development Projects and under
Section 15304 of CEQA, pertaining to alterations which do not involve the removal of
healthy, mature, scenic trees;
19. 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; and
20. There are no unusual circumstances that would prevent the project from qualifying as
Categorically Exempt per Section 15300.2 of the CEQA Guidelines.
THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development
Permit for the Project located at 1323 Elam Avenue, subject to the attached Conditions of
Approval (attached Exhibit "A").
PASSED AND ADOPTED this 5th day of April, 2022, by the following roll call vote:
AYES: COUNCILMEMBERS: Gibbons, Lopez, Landry, Bybee, Resnikoff
NOES: COUNCILMEMBERS: None
ABSTAINED: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
APPROVED:
Paul Resnikoff, Mayor
ATTEST:
Dusty Christopherson, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Project File Number: PLN-2021-201
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws
and regulations and accepted engineering practices for the item under review. Additionally,
the applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Project: Approval is granted for a Planned Development Permit, Tentative
Subdivision Map, and Parking Modification Permit for the construction of four single-
family homes, the creation of five lots (four single-family and one commonly owned lot),
and two of the required assigned parking spaces to be provided as guest parking spaces
on property located at 1323 Elam Avenue. The project shall substantially conform to the
project plans dated November 5, 2021, except as may be modified by the Conditions of
Approval herein.
2. Planning Final Required: Planning Division clearance is required prior to Building Permit
final.
3. Permit Expiration: The project approval is valid for a period of two years from the date of
final City Council approval (March 15, 2024). A building permit must be obtained within
this two-year period, or the Planned Development Permit shall be void.
4. Tract Map: 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.
5. Plan Revisions: Prior to building permit submittal, the project plans shall be updated to
reflect the following revisions:
a. A note indicating that the fence between adjoining properties shall be eight feet tall
good neighbor fence (matching appearance/treatment on both sides) with a similar
appearance similar to that of adjoining properties (vertical wood slat).
6. Indemnity: If determined necessary by the Community Development Director, the
applicant shall enter into an agreement satisfactory to the City Attorney to 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.
Such agreement shall be executed within the 30 days of the Community Development
Director's decision to require it.
7. Water Efficient Landscape Standards: As a new construction project with a total
project landscape area greater than 2,500 square feet, this project is subject to the
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 2 of 15
updated California Model Water Efficient Landscape Ordinance (MWELO). This
document is available at: http://www.citvofcampbell.com/DocumentCenterNiew/176 or
on the Planning Division's Zoning and Land Use webpage through
www.cityofcampbell.com. The building permit application submittal shall demonstrate
compliance with the applicable MWELO and landscaping requirements and shall include
the following:
a. 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."
8. 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 and color/material 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 Elam Avenue which
may otherwise detract from the single-family look of the project and neighborhood.
9. Pad Certification: Following site grading and prior to preparation of individual building
pad forms, the following improvements shall be certified by a licensed land surveyor and
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 3 of 15
reviewed by the Community Development Director to determine consistency with the
approved plan (grade, pad and drainage).
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. 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 (California Fire Code, 2013
Edition).
12. Stormwater and Grading Requirements: The project shall comply with City stormwater
and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more
specifically itemized in the Public Works Department Conditions of Approval for the
Tentative Subdivision Map.
13. 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.
14. Covenants. Codes and Restrictions (CC&R's): Prior to issuance of recordation of the
Tract 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:
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 4 of 15
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 of a funding mechanism to ensure maintenance and upkeep of common
areas.
f. Provision to provide ongoing maintenance of the required private roadways,
landscaping, and sound walls as necessary. Graffiti removal from sound walls and
fences within a reasonable period of time.
g. 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.
h. Provision for regular monitoring and maintenance of the stormwater system, in
accordance with the manufacturer's recommendations.
i. Provision for regular monitoring and maintenance of the private sanitary system as
described by the designing engineering, and as approved by the City Engineer.
j. Provision for the availability of interior garage space for the parking of vehicles at all
times.
k. Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
I. 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.
m. Provision that requires that all landscaping, including but not limited infiltration
plantings, be maintained as depicted on the final landscaping plan.
n. Provision guaranteeing equal access to all common facilities and amenities by all
residents (renters and homeowners) of the project.
o. Provisions guaranteeing maintenance of the stormwater treatment facilities and the
storm drain lateral connection to the City's storm sewer system that includes the
proposed site design measure using permeable pavers.
Recordation of CC&Rs will occur at time of Final Map recordation.
15. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project.
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 5 of 15
16. Equal Access: As codified within the project's CC&Rs, the Home Owners Association
shall maintain equal access to all common facilities and amenities for all residents
(renters and homeowners) of the project.
17. 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 and color/material of the boxes
for approval by the Community Development Director.
18. Pad Certification: Following site grading and prior to preparation of individual building
pad forms, the following improvements shall be certified by a licensed land surveyor and
reviewed by the Community Development Director to determine consistency with the
approved plan (grade, pad and drainage).
19. 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 (California Fire Code, 2013
Edition).
20. Stormwater and Grading Requirements: The project shall comply with City stormwater
and grading requirements (CIVIC Sec. 20.80.020, 21.16.100, and 14.02), as more
specifically itemized in the Public Works Department Conditions of Approval for the
Tentative Subdivision Map.
21. Parking: Prior to occupancy, twelve residential parking spaces shall be provided,
comprised of 8 covered/assigned spaces and 4 uncovered/guest parking spaces.
Uncovered parking spaces shall be adequately striped in the locations shown on the
Project Plans, and employ signage to indicate adequate signage to signify the total
number and availability to guests of all units at all times, as well as wheel stops firmly
secured to the ground, to the satisfaction of the Director of Community Development.
Building Division
22. Permits Required: A building permit application shall be required for each proposed 4
(4) new single-family residences. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
23. 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.
24. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 6 of 15
25. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
26. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a
licensed engineer specializing in soils mechanics.
27. 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. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and those that are
"finished grade" and intended for use to determine the height of the proposed structure.
28. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the
soils report and the building pad elevation and on -site retaining wall locations and
elevations are prepared according to approved plans. Horizontal and vertical controls
shall be set and certified by a licensed surveyor or registered civil engineer for the
following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
29. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits, in
accordance with C.B.0 Appendix 1, Section 106. Please obtain City of Campbell
Special Inspection forms from the Building Inspection Division Counter.
30. 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.
31. 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. San Jose Water Company (408) 279-7900 (Customer Service)
d. Bay Area Air Quality Management District (Demolitions Only)
e. School District:
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 7 of 15
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)
Note: 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.
32. P.G. & E.: The applicant is advised to contact P.G. &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 P.G. & E. concerning utility easements,
distribution pole locations and required conductor clearances.
33. California Green Building Code: This project is subject to the mandatory requirements
for new residential structures (Chapter 4) under the California Green Building Code,
2013 edition.
34. 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.
35. Build it Green: Applicant shall complete and submit a 'Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
36. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential building Code 2013 edition, and be equipped with a complying Fire
Sprinkler system.
37. 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.
38. Title 24 EnergV 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.
FIRE DEPARTMENT
39. Limited Review: Review is limited to acceptability of site access, water supply and may
include specific additional requirements as they pertain to fire department operations
and shall not be construed as a substitute for formal plan review to determine
compliance with adopted model codes. Prior to performing any work, the applicant shall
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 8 of 15
make application to, and receive from, the Building Department all applicable
construction permits.
40. Public Easement: The public easement between House #4 and the turnaround shall not
be obstructed at any time. Addition clarification notes shall be added during building
permit phrase.
41. Fire Sprinklers Required: (As noted on Sheet A-0.01) An automatic residential fire
sprinkler system shall be installed in one- and two-family dwellings as follows: 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.
Exception: A one-time addition to an existing building that does not total more than 1,000
square feet of building area. NOTE: The owner(s), occupant(s) and any contractor(s) or
subcontractor(s) are responsible for consulting with the water purveyor of record in order
to determine if any modification or upgrade of the existing water service is required. 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 CBLMC. Sprinkler plans to be noted as a deferred submittal for each of the
residential plan sets.
42. Fire Department (Engine) Driveway Turnaround Required: (As noted on Sheet A-1.11)
Provide an approved fire department engine driveway turnaround with a minimum radius
of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department
Standard Details and Specifications D-1. No parking shall occur within the turnaround.
Turnaround to be delineated with red curbing, striping or with signage in accordance with
SCCFD A-6 Standard and incorporated with the "Fire Apparatus (Engine) Access
Roadway Required" comment below.
43. Fire Apparatus (Engine) Access Roadway Required: (As noted on Sheet 5) 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 42 feet
outside, and a maximum slope of 15%. Surface shall be capable of supporting 75K
pounds. Installations shall conform to Fire Department Standard Details and
Specifications Sheet A-1. CFC Sec. 503.
44. Construction Site Fire Safety: (As noted on Sheet A-0.01) All construction sites must
comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification S1-7. Provide appropriate notations on subsequent plan submittals, as
appropriate to the project. CFC Chp. 33.
45. Address Identification: (As noted on Sheet A-0.01) 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
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 9 of 15
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.
46. Water Supply Requirements: (As noted on Sheet A-0.01) 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). 2019 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7.
47. Violation of Fire Code: This review shall not be construed to be an approval of a
violation of the provisions of the California Fire Code or of other laws or regulations of
the jurisdiction. A permit presuming to give authority to violate or cancel the provisions
of the fire code or other such laws or regulations shall not be valid. Any addition to or
alteration of approved construction documents shall be approved in advance. [CFC,
Ch.1, 105.3.6]
PUBLIC WORKS DEPARTMENT
48. Construction Drawings: The applicant shall submit the required Tract Map, Street
Improvement Plans, and Grading and Drainage Plans directly to the Public Works
Department prior to, or concurrent with the Building permit application. Said application
shall include the following:
a. Response Letter: Upon submittal of the required plans, the applicant shall
provide an itemized response letter verifying that all the Public Works Conditions
of Approval have been met or addressed.
b. Submittal Requirements: The checklist for the various plans required for
submittal can be found on the City's Website at:
CityServices►PublicWorks►Engineering ►Land Development► Documents, (or use
this link: http://www.citvofcampbell.com/206/Documents). See instructions on:
i. Checklist for Tract Map;
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 10 of 15
ii. Checklist for Grading and Drainage;
iii. Checklist for Street Improvement Plans;
iv. Upon submittal of the Final Map, a joint trench plan is required (location of
the electrical power pole and all utility boxes will not be allowed in the
sidewalk area).
49. 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, pay various fees/deposits and submit the map in a digital format
acceptable to the City. See instructions on "Checklist for Tract Maps" on the City's
website.
50. Preliminary Title Report: Upon submittal of the Final Map, the applicant shall provide a
current (within the past 6 months) Preliminary Title Report.
51. 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 Elam Avenue frontage to accommodate a 30-
ft half street in fee, unless otherwise approved by the City Engineer. The applicant shall
submit the necessary documents for approval by the City Engineer process the submittal
with City 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.
52. Public Service Easement: Upon recordation of the Final Map, the applicant shall grant a
5-ft Public Service Easement on private property contiguous with the public right-of-way
along the Elam 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. Private utilities such as the
PG&E joint trench shall be located so as not to interfere with the future public street
trees root system.
53. Private Easements: Upon 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.
54. 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 the subdivision (a total of 14 boundary
points), along the exterior boundary lines at intervals of approximately five hundred feet
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 11 of 15
and at all beginning of curves and ending of curves on property lines, and monument
boxes (Quantity 2) at intersections of all street monument line tangents.
55. Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
56. Soils Report: Upon submittal of the Final Map, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
57. 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.
a. Grading plans must also include side and rear yard topography extending a sufficient
distance beyond property line (20' minimum) to determine that proposed grading will
not impede existing drainage patterns.
b. Identify the location of overland release to the public storm system/public right of
way.
58. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the
required Storm Drain Area fee.
59. Park Impact Fee: A park impact fee is due upon development of the site, based on the
development density ranging from 6 < 13 Units per Gross Acre (Low/Medium Density),
less credit for one legally constructed unit. Prior to recordation of the Tract Map, 75% of
this fee is due. The remaining 25% is due prior to issuance of a certificate of building
occupancy. This fee is subject to change and the fee in effect at the time of payment
shall be the fee due.
60. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the quantity of
stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 12 of 15
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
61. Utilities: All on -site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
62. Water Meter(s) and Sewer Ceeanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
63. 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.
64. Joint Trench Plan: Upon submittal of the Final Map, a joint trench plan is required
showing the location of the electrical power pole and all utility boxes associated with it.
No utility boxes will be allowed in the sidewalk area. All vaults, boxes transformers must
be undergrounded. No above ground equipment shall be installed.
65. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any utility
installation or abandonment. Streets that have been reconstructed or overlaid within the
previous five years will require boring and jacking for all new utility installations Elam
Avenue has not been reconstructed or overlaid in the last 5 years. The pavement
restoration plan shall indicate how the street pavement shall be restored following the
installation or abandonment of all utilities necessary for the project.
66. Street Improvement 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:
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 13 of 15
c. Show location of all existing utilities within the new and existing public right of
way.
d. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area. Place all new utility equipment, boxes, covers, poles serving the
development, in Lot "A" (Common Area).
e. Removal of existing street section to crown of Elam Avenue roadway.
f. Installation of City approved street trees and irrigation at 30 feet on center. Park
strip ground cover shall be no mow (fine fescue and hair grass Deschampsia) turf.
g. Installation of City standard curb, gutter, 5ft park strip and 4ft-6in sidewalk and an
ADA compliant driveway approach per Detail D-16.1, Multi -Residential Driveway.
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.
j. A Type 15 Caltrans (LED) Street Light to be installed along the Elam Avenue
frontage (a photometric plan will be required at the time of construction plan
review to determine exact location of the street light).
k. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
I. Installation of traffic control, stripes and signs.
m. Construction of conforms to existing public and private improvements, as
necessary.
n. Submit final plans in a digital format acceptable to the City.
67. Street Improvements Completed for 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 street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as -built
drawings to the City.
68. 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.
69. Utility Encroachment Permit: Separate encroachment permits for the installation of
utilities to serve the development will be required (including water, sewer, gas, electric,
etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 14 of 15
70. Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements,
the City may add conditions to the development/project/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
71. Other Design Comments that will be required during the full design process:
o. This project is not a C.3 Regulated project because the applicant is proposing to
reduce the impervious surfaces by installing permeable pavers and has
demonstrated that the total impervious areas are less than 10,000 square feet.
The type of permeable pavers used must meet the C.3 Stormwater Handbook
Design Guidelines by SCVURPPP, Santa Clara Valley Urban Runoff Pollution
Prevention Program.
p. The applicant must provide observation well(s) to help facilitate periodic
inspections on the installation of permeable pavers. The observation well(s) will
be required to be installed in or outside the permeable pavement area. The
observation well(s) should be located at the lowest elevation.
q. The City has reservations on the proposal of the overall design of the driveway
(site design measure to reduce impervious surfaces on the project) and therefore
will review this mixed material method of pervious and non -pervious sections in
depth at the time of project submittal. The civil engineer will be required to
provide more information on how this system will work in unison and demonstrate
that it meets the C.3 intent, and provide a maintenance plan relating to this
design.
r. The City will not allow a connection to the back of the public storm drain inlet from
an on -site junction box as shown on the plans. A connection will be required to
the public storm main system. During construction design review, a profile detail
will also be required. Connection to the City's Storm Drain systems requires
minimum 12" RCP pipe from an on -site junction box to the storm drain main
system. Add a note identifying this lateral connection is privately owned and
therefore maintenance is part of the HOA. A storm drain manhole in the public
right of way will be required at interception. The profile information must have the
existing storm manhole inverts.
s. Parking areas adjacent to the buildings and foundation areas shall not be made of
pervious pavement. Replace any pervious areas with impervious material and
drain away from the buildings. Pervious areas adjacent to all buildings shall slope
away at 5% for at least 10-ft.
t. Impervious areas in the drive isle may need to be reduced to offset the replaced
Exhibit A - Conditions of Approval
PLN-2021-201 — 1323 Elam Avenue
Planned Development Permit, Tentative Subdivision Map, Parking Modification Permit
Page 15 of 15
permeable pavement in the parking areas.
u. Water meter BFPs, underground transformers/vaults (no above ground) must be
placed on private property; the location should be coordinated between the Fire
Dept. and the Planning Dept.
v. The City will allow for the current stormwater design scenario to connect to the
City Storm Drain System; however a soils report should include tests showing
infiltration rates so that if the soils are good, the City will require redesign to
infiltrate into the soil instead.
w. All topsoil adjacent to the permeable pavers must be below the flush curb
(minimum 6") so that top soil does not sheet flow over into the permeable pavers.
x. All perimeter walls acting as a retainer shall be made using masonry or concrete