PC Res 4674
RESOLUTION NO. 4674
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL
APPROVE A PLANNED DEVELOPMENT PERMIT TO ALLOW
CONSTRUCTION OF A 3-STORY, APPROXIMATELY 8,000
SQUARE-FOOT MIXED-USE BUILDING, CONSISTING OF
GROUND-FLOOR AND 2ND-LEVEL (MEZZANINE) COMMERCIAL/
OFFICE SPACE, AND THREE 1-BEDROOM UPPER-LEVEL
APARTMENT UNITS, FOR PROPERTY LOCATED AT 24-28 E.
CAMPBELL AVENUE. FILE NO.: PLN-2022-79
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to the recommended approval of
a Planned Development Permit (PLN-2022-79):
1. The Proposed Project is application for a Planned Development Permit (PLN-2022-
79) to allow construction of a 3-story, approximately 8,000 square-foot mixed-use
building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office
space, and three 1-bedroom upper-level apartment units.
2. The Project Site consists of two small parcels, approximately 4,400 square-feet in
area, located along East Campbell Avenue, one parcel east of South Winchester
Boulevard.
3. The Project Site is designated by the Campbell Zoning Map as P-D (Planned
Development) and by the Campbell General Plan Land Use Diagram as Central
Commercial.
4. The Project Site is within the boundaries of the Downtown Development Plan, which
is incorporated as an appendix to the Campbell General Plan.
5. The Proposed Project does not constitute a "housing development project" under the
Housing Accountability Act in that less than two-thirds of the square footage
comprises residential use (approximately 49% of the building).
6. The Proposed Project's three residential units would result in a density of 23.3
units/gr. acre (3 units ÷ . 0.128 acres), consistent with the density range of the
Central Commercial (up to 27 units/gr. acre) designation, as established by the
corresponding C-3 (Central Business District) Zoning District.
7. The Proposed Project is not subject to a Parking Modification Permit requirement
pursuant Government Code § 65863.2, which precludes the City from imposing or
enforcing a parking requirement for a development project located within one-half
mile of public transit. The Project Site is within one-half mile of the Downtown
Campbell Light-Rail Station.
Planning Commission Resolution No. 4674 Page 2 of 5
PLN-2022-79 – Planned Development Permit
24-28 E. Campbell Avenue
8. Pursuant to CMC Sec. 21.36.130.B.3 and consistent with Housing Element Program
H-4.2a (Mixed-Use Development), the proposed floor area ratio (FAR), excludes the
residential component of the building.
9. Pursuant to CMC 21.18.05, building height is measured to the top "building's highest
roof surface," except for "roof structures for the housing of elevators, stairways,
tanks…"As such, the building height is measured to the top roof surface of the
rooftop restroom rather than the elevator or stairway enclosures or the surface level
of the primary building roof.
10. Based on trip generation values provided by the Institute of Transportation Engineers
(ITE) Trip Generation Manual, the Proposed Project would result in less than 100
new AM or PM trips, therefore not requiring preparation of a traffic impact analysis
pursuant to the Congestion Management Program, as specified by the VTA
Transportation Impact Analysis (TIA) Guidelines.
11. The City evaluated the potential for new curbside parking along the Project Site's
East Campbell Avenue street frontage, as specified by the Winchester Boulevard
Master Plan ('Community Center / Downtown Link,' Pg. 35-36) and determined that in
in consideration of the compact size of the subject property, requiring such a large
dedication of land (7-8 feet) would represent a disproportional exaction that would
infringe on the owner's property rights.
12. The Proposed Project would be consistent with the following General Plan policies
and strategies:
Policy LU-5.1: Mixed Use Projects: Encourage property owners and developers to
consider residential mixed use projects where appropriate, particularly
east of the light rail tracks, to facilitate housing adjacent to mass transit
and to help create a "24 hour" Downtown community.
Strategy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that
are mixed whether horizontally or vertically with non-residential uses.
Strategy LUT-19.1a: Mix of Uses: Encourage a compatible mix of uses (i.e. professional
offices, services and retail uses) with ground floor retail uses.
Policy LU-1.1: Development Potential: To maximize the development potential of
property within the C-3 zone, particularly ground floor retail, restaurants,
and other pedestrian oriented uses.
Policy LU-7.1: Urban/Small Town Densities: Downtown development should achieve
densities and development patterns consistent with urban centers and
central businesses districts, while maintaining a small town scale.
Strategy LUT-1.5a: Transit-Oriented Development: Encourage transit-oriented developments
including employment centers such as office and research and
development facilities and the city’s highest density residential projects by
coordinating the location, intensity, and mix of land uses with
transportation resources, such as Light Rail.
Strategy LUT-2.1l: Transit-Oriented Development: Coordinate with regional transportation
agencies including VTA and the Metropolitan Transportation Commission
(MTC) to improve public transportation service and promote public transit
as a viable alternative to driving, particularly within the Priority
Development Areas (PDA).
Planning Commission Resolution No. 4674 Page 3 of 5
PLN-2022-79 – Planned Development Permit
24-28 E. Campbell Avenue
Policy LUT-2.1: Encourage the use of alternative transportation such as ridesharing,
public transit, walking and bicycling to reduce reliance on automobile use.
Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of
land, the City encourages residential development that is proposed near
existing light rail stations (within ¼ mile radius) and/or within the
boundaries of the Winchester Boulevard Plan and East Campbell Avenue
plan areas, to achieve at least 75 percent of the maximum General Plan
Land Use category densities.
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design
and site planning that is compatible with surrounding development, public
spaces, and natural resources.
Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces
by orienting the building to the street, including human scale details and
massing that engages the pedestrian.
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.
13. The Planning Commission took into consideration the design guidelines of the
Downtown Development Plan, including, but not limited to, Policy D-1.1 (Building
Orientation and Layout), Policy D-1.2 (Building Articulation), and Policy D-2.1
(Ground-Level Design Features).
14. In review of the proposed project, the Planning Commission considered the site
circulation, traffic congestion, and traffic safety effects of the project, including the
effect of the site development plan on traffic conditions on abutting streets; the layout
of the site with respect to locations and dimensions of vehicular and pedestrian
entrances, exit driveways, and walkways; the arrangement and adequacy of off-street
parking facilities to prevent traffic congestion; the location, arrangement, and
dimensions of truck loading and unloading facilities; the circulation patterns within the
boundaries of the development, and; the surfacing and lighting of the off-street
parking facilities.
15. The Planning Commission further considered the landscaping design of the
proposed project, including the location, height, and material offences, walls, hedges,
and screen plantings to ensure harmony with adjacent development or to conceal
storage areas, utility installations, and other unsightly aspects of the development;
the planting of groundcover or other surfacing to prevent dust and erosion, and the
preservation of existing healthy trees.
16. The Planning Commission further considered the proposed project's architectural
and site layout, including the general silhouette and mass, including location on the
site, elevations, and relation to natural plant coverage, all in relationship to the
surrounding neighborhood; the exterior design in relation to adjoining structures in
terms of area, bulk, height, openings, and breaks in the facade facing the street; and
appropriateness and compatibility of the proposed uses in relation to the adjacent
uses and the area as a whole.
17. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
Planning Commission Resolution No. 4674 Page 4 of 5
PLN-2022-79 – Planned Development Permit
24-28 E. Campbell Avenue
18. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
19. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required conditions of approval, will have a
significant adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
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;
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project; and
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.
Environmental Findings (CMC Sec. 21.38.050):
8. The project is Categorically Exempt under Section 15332 of the California
Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects; and
9. 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 Planning Commission recommends that the
City Council approve a Planned Development Permit (PLN-2022-79) to allow
construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting
of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1-
bedroom upper-level apartment units, for property located at 24-28 E. Campbell
Planning Commission Resolution No. 4674 Page 5 of 5
PLN-2022-79 – Planned Development Permit
24-28 E. Campbell Avenue
Avenue, subject to the attached recommended Conditions of Approval (attached Exhibit
A).
PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote:
AYES: Commissioners: Krey, Kamkar, Zisser, Buchbinder, Ostrowski, Fields
NOES: Commissioners:
ABSENT: Commissioners: Ching
ABSTAIN: Commissioners:
APPROVED:
Adam Buchbinder, Chair
ATTEST:
Rob Eastwood, Secretary
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
PLN-2022-79
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 (PLN-
2022-79) to allow construction of a 3-story, approximately 8,000 square-foot mixed-
use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office
space, and three 1-bedroom upper-level apartment units, for property located at 24-
28 E. Campbell Avenue. The Approved Project shall substantially conform to the
Approved Project Plans, included as Attachment 'B', in the March 28, 2023, Planning
Commission Staff Report, except as may be modified by conditions of approval
contained herein.
2. Permit Expiration: The Planned Development Permit approved herein ("Approval")
shall be valid for two (2) year from the effective date of City Council approval
(expiring May 2, 2025). Within this two-year period a Building Permit for the project
must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or
expiration of an issued Building Permit shall result in the Approval being rendered
void.
3. Planning Final Required: Planning Division clearance is required prior to Building
Permit final. Construction not in substantial compliance with the Approved Project
Plans shall not be pass inspection without prior authorization of the necessary
approving body (i.e., Planning Commission or Community Development Director).
4. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event
the building permit expires, the City may impose fines or exercise administrative
remedies to compel timely completion of work.
5. Minor Revisions: Architectural refinements and other minor revisions to the Approved
Project Plans may be administratively approved by the Community Development
Director pursuant to CMC Sec. 21.56.060.
6. Sample Materials: The applicant shall furnish physical samples of all proposed
exterior materials for review by the Community Development Director. A building
permit shall not be issued until the Community Development Director has approved
the submitted material samples.
7. Signage: All signage shall require separate approval of a Sign Permit in compliance
with Campbell Municipal Code (CMC) 21.30.080.A.
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 2
PLN-2022-177 – Planned Development Permit
8. Fencing: The construction plans shall reflect installation of new fencing along the side
property lines, in compliance with CMC Sec. 21.18.060.
9. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back-flow preventers, indicating the location of the boxes for approval by
the Community Development Director. Visible transformer(s) shall be screened with
landscaping and/or artistically painted.
10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on-site. The final 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 for compliance with the City of Campbell Lighting
Design Standards (CMC Sec. 21.18.090) and shall not exceed one (1) footcandle at
property line, as demonstrated by a photometric plan.
11. Noise Attenuation: In compliance with CMC Sec. 21.16.070.E, the construction plans
shall incorporate all of the design recommendations of the "Environmental Noise
Study," prepared by CSDA Design Group, dated October 7, 2022, and be
accompanied with an updated noise study documenting compliance with its prior
recommendations.
12. Rooftop Deck: Prior to issuance of a Certificate of Occupancy, the applicant shall
submit proposed usage regulations for the rooftop deck for review by the Community
Development Director. The proposed usage regulations shall provide for regulation
of outdoor furnishings (e.g., umbrellas, tables, chairs), decorative plants, grills/BBQs,
clotheslines, pets, noise, allowable hours of use, hot-tubs/spas, and smoking/vaping,
and shall be prepared to the satisfaction of the Community Development Director .
13. Commercial Operational Standards: Use of the ground-floor commercial space is
subject to the following general operational standards:
a. Land Use Restriction: The use of the ground-floor commercial space is
limited to those land uses identified as allowable in the C-3 (Central
Business District) Zoning District. Uses identified as "permitted" shall be
allowable by issuance of a Zoning Clearance. Uses identified as
"conditional" may be allowed by issuance of an Administrative Planned
Development Permit (or successor discretionary land use permit).
b. Hours of Operation: Unless otherwise authorized by a Administrative
Planned Development Permit (or successor discretionary land use permit),
the hours of operation of any commercial use is limited to 6:00 AM to 11:00
PM, daily.
c. Loud Speakers: Exterior loud speakers, exterior audio sound systems,
and/or public address systems are prohibited.
d. Smoking: "No Smoking" signs shall be posted on the premises in
compliance with CMC Sec. 6.11.060.
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 3
PLN-2022-177 – Planned Development Permit
e. Noise: Regardless of decibel level, no noise generated within the approved
buildings shall obstruct the free use of neighboring properties so as to
unreasonably interfere with the comfortable enjoyment of the neighboring
residents.
f. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be
kept within the trash enclosure except during collection in compliance with
CMC Chapter 6.04 (Garbage and Rubbish Disposal).
g. Loitering: There shall be no loitering allowed on the premises. The business
owner is responsible for monitoring the premises to prevent loitering.
h. Property Maintenance: All exterior areas of the business free from graffiti,
trash, rubbish, posters and stickers placed on the property, in compliance
with CMC Section 21.16.110 (Site Maintenance).
i. Landscape Maintenance: All landscaping shall be maintained in
compliance with Campbell Municipal Code Section 21.26.040 (Landscaping
Maintenance Requirements) and Section 21.16.110.C.2 (Landscape
Maintenance). Dead or unhealthy plants shall be replaced with healthy
plants of the same or similar type.
j. Outdoor Storage: No outdoor storage is permitted on the subject property,
including the storage equipment, materials, and inoperable vehicles.
k. Storefront Glazing: All storefront glazing shall remain unobscured, except
for the 25% of window area permitted to be occupied with window signage.
14. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 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 the issuance of
building permits.
b. 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.
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.
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 4
PLN-2022-177 – Planned Development Permit
Building Division
15. Permit Required: A building permit application shall be required for the proposed
project. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
16. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
17. Construction Fencing: The property 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.
18. Review Comments: The review comments provided by O’Brien Code Consulting, Inc.,
in the review letter entitled, " 2019 CBC/CRC Accessibility Only Design Review", dated
July 28, 2022, as included in the administrative record, are herein incorporated by
reference.
PUBLIC WORKS DEPARTMENT
19. Scope of Review: The scope of this project triggers the requirement for Frontage
Improvements as required by Campbell Municipal Code 11.24.040. The existing
sidewalk along the East Campbell Avenue frontage is substandard and shall be
constructed to the City standard commercial sidewalk width of ten feet. The applicant
will also be required to merge the two separate lots into one parcel through a lot line
adjustment.
20. Construction Drawings: The applicant shall submit the following permit applications
prior to, or concurrent with the main Building permit application:
a. Encroachment Permit for Street Improvement Plans: The frontage
improvements for the project shall be shown on a separate street
improvement plan as detailed here: https://www.campbellca.gov/187/Street-
Improvements
b. Building Permit for On-Site / Grading & Drainage Plans: The on-site
grading, drainage, stormwater, landscaping, ADA and site improvements for
the project shall be shown on a separate building permit plan as detailed
here: https://www.campbellca.gov/DocumentCenter/View/16594
c. Street / Easement Dedication: The street / easement dedication documents
required for this project shall be submitted for review by the City Surveyor
as detailed here: https://www.campbellca.gov/DocumentCenter/View/430
21. Lot Line Adjustment for Lot Merger: Prior to issuance of any building permits for the
site, the applicant shall fully complete a lot line adjustment for lot merger process.
The applicant shall submit an application for approval by the City Engineer, pay the
current application processing fees, process the application with City staff’s
comments and fully complete the lot line adjustment.
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 5
PLN-2022-177 – Planned Development Permit
22. Right-of-Way for Public Street Purposes: Prior to issuance of any building permits for
the site, the applicant shall fully complete the process to cause additional right-of-way
to be granted in fee for public street purposes along the East Campbell Avenue
frontage to accommodate the standard ten (10) foot commercial sidewalk, 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.
23. Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required Storm Drain Area fee, currently set at $2,650.00 per
net acre, set for commercial land use.
24. 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 in-lieu fee shall be equal to the fee for three (3) new
dwelling units based on the Multi-family rate, less credit for any existing legal dwelling
units. The fee in effect at the time of payment, as established by the City's Schedule
of Fees, shall be the fee due.
25. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the quantity
of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment (“CA BMP
Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start
at the Source”) by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
(“Using Site Design Techniques”) by BASMAA, 2003.
26. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
27. Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any building
permits for the site, the applicant shall cause plans for public street improvements to
be prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the
City Engineer:
a. Show location of all existing utilities within the new and existing public right of
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 6
PLN-2022-177 – Planned Development Permit
way.
b. Removal of existing sidewalk, curb and gutter.
c. Installation of City standard commercial curb, gutter, and sidewalk along the
project frontage.
d. Installation of asphalt concrete overlay per street pavement restoration plan
for utility installation and/or abandonment, as required by the City Engineer.
e. Installation of new City standard storm drain manhole and a City standard
storm drain lateral to provide the project a connection to the City storm drain
system.
f. Installation of traffic control, stripes and signs.
g. Construction of conforms to existing public and private improvements, as
necessary.
h. Submit final plans in a digital format acceptable to the City.
28. 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.
29. 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.
30. 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
(https://www.ci.campbell.ca.us/219) has detailed information on the streets currently
under moratorium and the enhanced restoration requirements.
31. 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.
32. 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
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 7
PLN-2022-177 – Planned Development Permit
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
FIRE DEPARTMENT
33. Fire Sprinklers Required: (As noted on Sheet T) Approved automatic sprinkler
systems in new and existing buildings and structures shall be provided in the
locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever
is the more restrictive. For the purposes of this section, firewalls used to separate
building areas shall be constructed in accordance with the California Building Code
and shall be without openings or penetrations. 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. CFC Sec. 903
34. Fire Alarm Requirements: (As noted on Sheet T) Refer to CFC Sec. 907 and the
currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit
application to the SCCFD for approval before installing or altering any system. Call
(408) 341-4420 for more information.
35. Standpipes Required: (As noted on Sheet T) Standpipe systems shall be provided in
new buildings and structures where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. Fire hose
threads used in connection with standpipe systems shall be approved and shall be
compatible with fire department hose threads. The location of fire department hose
connections shall be approved. Standpipes shall be manual wet type. In buildings
used for high-piled combustible storage, fire hose protection shall be in accordance
with Chapter 32 Installation standard. Standpipe systems shall be installed in
accordance with this section and NFPA 14 as amended in Chapter 47. CFC Sec.
905.
36. Required Aerial Access: (As noted on Sheet A5.2) Where required: Buildings or
portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the
lowest level of fire department vehicle access shall be provided with approved fire
apparatus access roads capable of accommodating fire department aerial apparatus.
Overhead utility and power lines shall not be located within the aerial fire apparatus
access roadway.2 Width: Fire apparatus access roads shall have a minimum
unobstructed width of 26 feet (7925) in the immediate vicinity of any building or
portion of building more than 30 feet (9144 mm) in height. 3. Proximity to building: At
least one of the required access routes meeting this condition shall be located within
a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building,
and shall be positioned parallel to one entire side of the building, as approved by the
fire code official. [CFC Chp. 5 and SCCFD SD&S A-1].
37. Public/Private Fire Hydrant(s) Required: (As noted on Sheet A1.0) Provide public fire
hydrant(s) at location(s) to be determined jointly by the Fire Department and Cal
Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 8
PLN-2022-177 – Planned Development Permit
hydrant flow of 1000 GPM at 20 psi, residual. Fire hydrants shall be provided along
required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and
Appendix B and associated Tables, and Appendix C. Submit hydrant spotting plan to
SCCFD office. New public fire hydrant spotting plans shall be approved by SCCFD
and San Jose Water company prior to building permit approval.
38. Ground ladder access: (As noted on Sheet A5.2) Ground-ladder rescue from second
and third floor rooms shall be made possible for fire department operations. With the
climbing angle of seventy five degrees maintained, an approximate walkway width
along either side of the building shall be no less than seven feet clear. Landscaping
shall not be allowed to interfere with the required access. CFC Sec. 503 and 1029
NFPA 1932 Sec. 5.1.8 through 5.1.9.2.
39. Standpipes Required: (As Noted on Sheet T) Standpipe systems shall be provided in
new buildings and structures in accordance with this section. Fire hose threads used
in connection with standpipe systems shall be approved and shall be compatible with
fire department hose threads. The location of fire department hose connections shall
be approved. Standpipes shall be manual wet type. In buildings used for high-piled
combustible storage, fire hose protection shall be in accordance with Chapter 32.
Installation standard. Standpipe systems shall be installed in accordance with this
section and NFPA 14 as amended in Chapter 47. CFC Sec. 905.
40. Emergency Gate/Access Gate Requirements: (As noted on Sheet T) Gate
installations shall conform with Fire Department Standard Details and Specification
G-1 and, when open shall not obstruct any portion of the required 20' width for
emergency access roadways. Locks, if provided, shall be fire department approved
prior to installation. Gates across the emergency access roadways shall be equipped
with an approved access device. If the gates are operated electrically, an approved
Knox key switch shall be installed; if they are operated manually, then an approved
Knox padlock shall be installed. CFC Sec. 503.6 and 506.
41. Required Fire Flow: (Letter received) The minimum require fireflow for this project is
1,000 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes
installation of automatic fire sprinklers per CFC [903.3.1.3].
42. Two-way communication system: (As noted on Sheet T) Two-way communication
systems shall be designed and installed in accordance with NFPA 72 (2016 edition),
the California Electrical Code (2013 edition), the California Fire Code (2016 edition),
the California Building Code (2016 edition), and the city ordinances where two way
system is being installed, policies, and standards. Other standards also contain
design/installation criteria for specific life safety related equipment. These other
standards are referred to in NFPA 72.
43. Fire Department Connection: (As Noted on Sheet A1.0) The fire department
connection (FDC) for the structure in support of the sprinkler system shall be installed
at the street on the street address side of the building. It shall be located within 100
feet of a public fire hydrant and within ten (10) feet of the main PIV (unless otherwise
approved by the Chief due to practical difficulties). FDC's shall be equipped with a
minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet
couplings. Orientation of the FDC shall be such that hose lines may be readily and
Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 9
PLN-2022-177 – Planned Development Permit
conveniently attached to the inlets without interference. FDC's shall be painted safety
yellow. [SCCFD, SP-2 Standard].
44. Emergency responder radio coverage in new buildings: (As noted on Sheet T) All
new buildings shall have approved radio coverage for emergency responders within
the building based upon the existing coverage levels of the public safety
communication systems of the jurisdiction at the exterior of the building. This section
shall not require improvement of the existing public safety communication systems.
45. Buildings and Facilities Access: (As Noted on Sheet A1.0) Approved fire apparatus
access roads shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or with the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story
of the building as measured by an approved route around the exterior of the building
or facility. [CFC, Section 503.1.1].
46. Address identification: (As Noted on Sheet T) New and existing buildings shall have
approved address numbers, building numbers or approved building identification
placed in a position that is plainly legible and visible from the street or road fronting
the property. These numbers shall contrast with their background. Where required by
the fire code official, address numbers shall be provided in additional approved
locations to facilitate emergency response. Address numbers shall be Arabic
numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm)
high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means
of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
Address numbers shall be maintained. CFC Sec. 505.1.9.
47. Water Supply Requirements: (As Noted on Sheet T) 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.
Resol 4674 - 24-28 E. Campbell Ave.
Final Audit Report 2023-04-14
Created:2023-04-12
By:Selina Perez Aquino (selinap@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAF6BfXdRfRHbGegeOMcEzBDhptY_Qy_s2
"Resol 4674 - 24-28 E. Campbell Ave." History
Document created by Selina Perez Aquino (selinap@campbellca.gov)
2023-04-12 - 7:11:19 PM GMT
Document emailed to abuchbinder@google.com for signature
2023-04-12 - 7:11:55 PM GMT
Email viewed by abuchbinder@google.com
2023-04-14 - 4:09:53 PM GMT
Signer abuchbinder@google.com entered name at signing as Adam Buchbinder
2023-04-14 - 4:10:45 PM GMT
Document e-signed by Adam Buchbinder (abuchbinder@google.com)
Signature Date: 2023-04-14 - 4:10:47 PM GMT - Time Source: server
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2023-04-14 - 4:10:49 PM GMT
Email viewed by Rob Eastwood (robe@campbellca.gov)
2023-04-14 - 4:47:07 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2023-04-14 - 4:47:22 PM GMT - Time Source: server
Agreement completed.
2023-04-14 - 4:47:22 PM GMT
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