PC Res 4643RESOLUTION NO. 4643
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT AND TREE REMOVAL PERMIT TO ADD A THREE-STORY (60-UNIT) APARTMENT BUILDING TO AN EXISTING 180-UNIT APARTMENT COMMUNITY (D.B.A. THE FRANCISCAN), ALLOW THE CONSTRUCTION OF AT- AND BELOW-GRADE
PARKING AND THE REMOVAL AND REPLACEMENT OF A LEASING OFFICE/STORAGE BUILDING, PARKING AREAS, FITNESS FACILITY, POOL, SPA, AND SIX (6) ON-SITE TREES. THE PROJECT ALSO INCLUDES A REQUEST FOR A DENSITY BONUS
TO ALLOW AN APPROXIMATELY 19% INCREASE IN THE
ALLOWABLE DENSITY, USE OF TRANSIT-ORIENTED DENSITY
BONUS PARKING STANDARDS, CONCESSIONS TO ALLOW A REDUCED SETBACK BETWEEN STRUCTURES AND A REDUCTION IN REQUIRED OPEN SPACE AREA, AND WAIVERS TO THE MAXIMUM ALLOWABLE FLOOR AREA RATIO AND LOT
COVERAGE. PROPERTY ADDRESS: 601 ALMARIDA AVENUE. PROJECT FILE NO. PLN2018-202 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 approval of a Site and Architectural Review Permit with a Density Bonus and Tree Removal Permit: Environmental Finding(s)
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 is to add a three-story (60-unit) apartment building to an existing 180-unit apartment community (d.b.a. The Franciscan), allow the construction of at- and
below-grade parking and the removal and replacement of a leasing office/storage building,
parking areas, fitness facility, pool, spa, and six (6) on-site trees. The project also includes a request for a Density Bonus to allow an approximately 19% increase in the allowable density, use of transit-oriented density bonus parking standards, concessions to allow a reduced setback between structures and a reduction in required open space area, and waivers to the maximum allowable floor area ratio and lot coverage.
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2. The applications under consideration include a Site and Architectural Review Permit and Tree Removal Permit.
3. The project site is a .52 net acre lot located on the south side of Rincon Avenue, west of Winchester Boulevard and east of San Tomas Expressway. 4. The project site is located at 601 Almarida Drive which is a 6.5 net acre lot located on the west side of Almarida Drive, north of Hamilton Avenue and south of David Avenue.
5. The property is zoned R-3 (Multiple-Family Residential) and has a High Density Residential (21-27 units/gr. acre) General Plan land use designation.
6. The project site is bordered by a professional office building and restaurant (former
Elephant Bar; now vacant) to the south, a commercial shopping center anchored by Kohl’s and Bed Bath & Beyond to the east, and single-family residential uses to the west and north. 7. The project site is developed with sixteen (16) two-story apartment buildings containing
180-units and a centrally located leasing office, fitness facility, pool, and spa. 8. There are currently no rare, threatened, endangered or sensitive animals, plants, or natural communities within City limits according to City of Campbell General Plan and
California Department of Fish and Wildlife Natural Diversity Database.
9. The project site is not a wetland or otherwise known to serve as a habitat for endangered, threatened or species and is in located within a very urbanized environment which is not likely to have an unrecorded species.
10. The proposed project would be consistent with the following General Plan policies and strategies: Goal LUT-5: Preservation and enhancement of the quality character and land use patterns that
support the neighborhood concept.
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial and commercial neighborhoods, each with its own individual character; and allow change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city’s neighborhoods.
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.
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.
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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-9.3f: Development Orientation: Orient new development toward public and private amenities or open space, in particular: • Orient front entrances, living/office area and windows toward the amenity or open space. • Orient high activity areas such as outdoor dining areas and plazas, and major pedestrian routes toward the amenity or open space.
Strategy LUT-10.1 c: Outdoor Common Areas: Encourage well-designed and landscaped outdoor common areas for eating, relaxing, or recreation for new projects, and if feasible, when buildings are remodeled or expanded. When possible, the common outdoor areas should adjoin natural features.
Strategy LUT-11.1d: Bicycle and Pedestrian Connections in Development: Encourage new or redeveloping projects to provide logical bicycle and pedestrian connections on site, between parking areas, buildings, and street sidewalks and to existing or planned public right-of-way facilities and encourage pedestrian passages between street-front sidewalks and rear-lot parking areas. Ensure that the bicycle and pedestrian connections interface safely.
Strategy LUT-12.1c: Parking Lot Design: Design parking lots to minimize impacts on the street system by providing adequately sized driveways, sufficient queuing and efficient circulation.
2. The project qualifies for a density bonus in that it creates at least five additional living units (not including density bonus units), included a request for a density bonus as part of the
application for the first approval of the residential project, and meets the criteria for a
density bonus established in CMC Section 21.20.080. 3. The Proposed Project includes provision of twenty (20) very-low-income (VLI) units, constituting the twenty (20) "target units" for the requested Density Bonus. The twenty (20)
"target units" equal 11% (202/20 = 10.1%, rounded up) of the 202 allowable "base units" (7.47 gross acre project site x 27 units/gr. acre, rounded up). Provision of twenty (20) VLI "target units" qualifies the Proposed Project for a 35% density bonus per CMC Section 21.20.090 allowing for up to 71 "maximum allowable density bonus units" (202 allowable "base units" x 35% = 70.70, rounded up to 71 units). The 38 "bonus units" proposed by the
applicant are within the maximum allowable number of density bonus units (i.e., 71 units)
and are permitted in addition to the otherwise allowable within the Proposed Project. All calculations, where noted, are rounded up in accordance with State Density Bonus Law [California Government Code § 65915-65918].
4. The Proposed Project identifies specific locations and unit sizes (i.e., studio, one-bedroom, two-bedroom) for affordable housing which may be found consistent with the intent of Section 21.20.120.2 subject to the attached Conditions of Approval: All target units shall be reasonably dispersed throughout the residential project and shall be comparable to the design of the market rate units in terms of distribution of model types, number of bedrooms, appearance, materials and finished quality of the market rate units in the development. There shall not be significant identifiable differences between target and market rate units visible from the exterior, and the size and design of the target units shall be reasonably consistent with the market-rate units in the development.
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5. The Proposed Project is also subject to the provisions CMC Chapter 21.24 (Inclusionary Housing Ordinance) requiring that 15% of the 60 units within the Proposed Project (9 units
in accordance with CMC Section 21.24.040A) be made available at an affordable
ownership cost. As permitted by CMC Section 21.20.100.6 the twenty (20) provided "target units" for the requested Density Bonus may satisfy the "inclusionary units" obligation as the "target units" would fulfill the affordability requirements of CMC Section 21.24.040.D. 11. 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. 12. The Planning Commission further considered the landscaping design of the proposed project, including the location, height, and material of fences, walls, hedges, and screen
plantings to ensure harmony with adjacent development or to conceal storage areas, utility installations, and other unsightly aspects of the development; the planting of groundcover or other surfacing to prevent dust and erosion, and the preservation of existing healthy trees.
13. 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. 14. 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, and in consideration of the entire administrative record, the Planning Commission further finds and concludes that:
Site and Architectural Review Permit Findings (CMC Sec. 21.42.060.B):
1. The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s);
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Tree Removal Permit Finding(s) (CMC Sec. 21.32.080.A):
4. Economic enjoyment and hardship. The retention of the tree(s) restricts the economic
enjoyment of the property or creates an unusual hardship for the property owner by
severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonable alternatives to preserve the tree(s). A minor reduction of the potential number of residential units or building size due to the tree location does not represent a severe limit of the economic enjoyment of the
property;
Density Bonus Findings (CMC Sec. 21.20.140.2): 5. The residential project is eligible for a density bonus and any concessions, incentives,
waivers, modifications, or reduced parking standards requested; conforms to all standards
for affordability included in this chapter; and includes a financing mechanism for all implementation and monitoring costs; 6. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation if
required by Section 21.20.110; Environmental Findings (CMC Sec. 21.38.050): 7. The project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects; and
8. 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 adopts a Resolution approving a Site and Architectural Review Permit with a Density Bonus and Tree Removal
Permit to add a three-story (60-unit) apartment building to an existing 180-unit apartment
community (d.b.a. The Franciscan), allow the construction of at- and below-grade parking and the removal and replacement of a leasing office/storage building, parking areas, fitness facility, pool, spa, and six (6) on-site trees on property located at 601 Almarida Drive, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 25th day of May, 2022, by the following roll call vote: AYES: Commissioners: Rivlin, Ching, Zisser, Buchbinder, Kamkar, Krey, Ostrowski NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners: APPROVED: Stuart Ching, Chair
Stuart Ching (Apr 17, 2023 20:37 PDT)
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ATTEST: Rob Eastwood, Secretary
EXHIBIT A CONDITIONS OF APPROVAL
Site and Architectural Review Permit with a Density Bonus and Tree Removal Permit Project File No.: PLN2018-202
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 Site and Architectural Review Permit with a Density Bonus and Tree Removal Permit to add a three-story (60-unit) apartment building to an existing 180-unit apartment community (d.b.a. The Franciscan), allow the construction of at- and below-grade parking and the removal and replacement of a leasing office/storage
building, parking areas, fitness facility, pool, spa, and six (6) on-site trees for property located at 601 Almarida Drive. The project shall substantially conform to the Project Plans, included as Attachment C in the May 25, 2022, Planning Commission Staff Report, except as modified by the Conditions of Approval.
2. Permit Expiration: The Site and Architectural Review Permit with a Density Bonus and Tree
Removal Permit approval is valid for one (1) year from the effective date of the Resolution approving the project unless an Extension of Time is granted prior to the expiration date. 3. Indemnity: By exercise of the Planned Development approval, the applicant shall indemnify
and defend the City of Campbell, its officers, officials, employees, and agents from any and all actions, liabilities, losses, and torts, including attorney’s fees arising out of or connected unto any challenge to the decision of the City Council on this application.
4. Plan Revisions: The construction plans submitted for building permits shall incorporate the
following revisions to the satisfaction of the Community Development Director:
a. Trees: Add two (2) additional trees shall between Building A and David Avenue. b. Sheet A201: This sheet shall be updated to note the removal of the loading zone where indicated.
c. Consultant Recommendations: The project plans shall be revised to reflect the recommendations of the environmental consultant evaluations (reference Attachments G and H, as well as J through N of the May 25, 2022, Planning Commission Staff Report) where applicable.
5. Developer Affordable Housing Agreement: Exercise of this Approval is contingent upon
recordation of a "Developer and Affordable Housing Agreement" (hereinafter “Agreement”) for the provision of below-market rate housing in compliance with the provisions of Campbell Municipal Code (CMC) Section 21.20.150 (Developer Affordable Housing
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Agreement). This Agreement shall provide for the allocation of twenty (20) "target units" made available at affordable rent to ‘very-low income’ households as follows:
• Studio: One (1) very low-income unit
• One-Bedroom: Ten (10) very low-income units
• Two-Bedroom: Nine (9) very low-income units These units shall be assigned to the locations identified in Attachment I of the May 25, 2022, Planning Commission Staff Report unless the Community Development Director finds alternative locations appropriate (i.e., similarly dispersed), comparable (i.e., finished
quality, condition), and favorable (i.e., avoids displacement, ensures earlier occupancy by qualifying household) to those identified. The Agreement shall stipulate the following: a. An Equity Sharing Agreement and/or other similar document, to the satisfaction of
the Community Development Director, shall be required the Density Bonus "target
units" and shall remain in effect for a fifty-five (55) year period from the date that a
certificate of occupancy is issued for the Density Bonus "target unit". The Equity
Sharing Agreement shall require participation in an Annual Certification provided by
the City through its Housing Administrator.
b. The residents of the Density Bonus "target units" shall have the same access to
project amenities and recreational facilities as market-rate units.
c. No option to reduce or increase the number of bedrooms shall be permitted.
d. All affordable units shall be comparable to the design of the market-rate units in
terms of appearance, materials, and finished quality of the market-rate units in the
project. There shall not be significant identifiable differences between affordable
units and market-rate dwelling units which are visible from the exterior of the
dwelling units. Further, if air conditioning is provided for the market-rate units, all
affordable units shall also be provided with air conditioning.
e. The City will maintain, through its Housing Administrator, a list of Eligible
Households, and Owner agrees that buyers or renters will be selected from this
list. The Housing Administrator, with approval from the City, will finalize the eligibility
determination and refer Eligible Households to Owner to enter lease or sales
contract.
f. Owners, Buyers, and Applicants shall be responsible to pay fees in accordance with
the BMR (Below Market Rate) Administrator Fee Schedule available online as
follows: https://www.ci.campbell.ca.us/1079/Assembly-Bill-AB-1483
g. All Housing Units shall be priced according to the ‘Methodology for Determining
Maximum Affordable Homeownership Unit Sales Price’ available online as follows:
https://www.ci.campbell.ca.us/1079/Assembly-Bill-AB-1483
h. The Housing Agreement shall be approved by the Community Development Director and shall be recorded in the Official Records of Santa Clara County. The applicant shall pay $1,035.00 (in accordance with the FY21/22 adopted Fee Schedule) for the preparation of the Housing Agreement prior submittal of a building permit and shall
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be recorded prior to building permit occupancy. The fee (or deposit) in effect at the time of payment shall be the fee (or deposit) due.
6. Minor Modifications: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection.
7. Water Efficient Landscape Standards: This project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO). The building permit application submittal shall demonstrate compliance with the applicable MWELO and landscaping
requirements and shall include the following:
a. A Landscape Documentation Package prepared by an authorized and licensed professional demonstrating compliance with the full MWELO requirements with the following required elements:
1) Project Information per Section 492.3.
2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the MWELO). 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. Landscaping: Landscape areas in the aforementioned landscaping plan shall consist of a
mix of plants including natural turf, ornamental grasses, groundcovers, shrubs, trees and boulders throughout and shall be provided with permanent irrigation, in compliance with the Water Efficient Landscape Standards and Campbell Municipal Code. All landscaping will be maintained in good condition and replaced as needed.
9. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of any PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers for approval. Utility boxes shall be installed underground unless determined to be infeasible to the satisfaction of the City Engineer.
10. Construction Activity: The following standards shall apply to construction of the project. Failure to comply with permitted working hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a
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minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00.
• 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.
11. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director. Lighting fixtures shall be of a decorative design to be compatible
with the residential development and shall incorporate energy saving features. 12. 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.
13. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code).
14. 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.
15. Best Practices: The approved project shall abide by the following:
a. BAAQMD Basic Dust Control Measures: The construction contractor shall reduce construction-related air pollutant emissions by implementing BAAQMD’s basic fugitive
dust control measures, including:
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• All active construction areas shall be watered twice daily or more often if
necessary. Increased watering frequency shall be required whenever wind speeds
exceed 15 miles-per-hour.
• Pave, apply water three times daily, or apply non-toxic soil stabilizers on all
unpaved access roads and parking and staging areas at construction sites.
• Cover stockpiles of debris, soil, sand, and any other materials that can be windblown. Trucks transporting these materials shall be covered.
• All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited.
• Subsequent to clearing, grading, or excavating, exposed portions of the Site shall be watered, landscaped, treated with soil stabilizers, or covered as soon as possible.
• Installation of sandbags or other erosion control measures to prevent silt runoff to public roadways.
• Replanting of vegetation in disturbed areas as soon as possible after completion of
construction.
• Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes. Clear signage shall be provided for construction workers at all access points.
• All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.
• Post a publicly visible sign with the telephone number and person to contact at the City of Campbell regarding dust complaints. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.
b. Archaeological and Paleontological Resources: If archaeological or paleontological
resources are encountered during excavation or construction, construction personnel shall be instructed to immediately suspend all activity in the immediate vicinity of the suspected resources and the City and a licensed archeologist or paleontologist shall be contacted to evaluate the situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery and make any necessary recommendations to
evaluate the find under current CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring program to the City for review and approval prior to the continuation of any on-site construction activity.
In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be properly
treated. The City and the Santa Clara County Coroner’s office shall be notified. If deemed prehistoric, the Coroner’s office would notify the Native American Heritage Commission who would identify a "Most Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction with the project sponsor, shall formulate an appropriate treatment plan for the find, which might include, but not be limited to,
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respectful scientific recording and removal, being left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner.
c. Lead-Based Paint & Asbestos: Prior to issuance of a demolition permit, a qualified
contractor shall assess the property for presence of Lead-based paint (LBP) and Asbestos containing building materials (ACBM), and if present, prepare a plan, to the satisfaction of the Building Official, to properly manage and dispose of such materials.
d. Noise Reduction: The following measures shall be implemented during all phases of the project (e.g. demolition, grading, and construction):
• Notify the City and neighbors in advance of the schedule for each major phase of the project (e.g. mass grading, compaction, rough framing) and expected loud activities or impulsive noise activities (e.g., nail guns during framing).
• When feasible, select “quieter” construction methods and equipment. Examples include: 1) using electrical service rather than portable power generators; and 2) using rollers rather than vibratory compactors.
• Locate noisy stationary equipment (e.g., compressors) and material unloading
and staging areas away from the nearest adjacent uses.
• Require posted signs at the construction site, which provide the permitted construction days and hours, a day and evening contact number for the job site and a day and evening contact number for the City in the event of
problems.
• Notify the City and neighbors in advance of the schedule for each major phase of construction and expected loud activities or impulsive noise activities (e.g.,
nail guns during framing).
• When feasible, select “quiet” construction methods and equipment. Examples include: 1) using electrical service rather than portable power generators and 2) using rollers rather than vibratory compactors.
• Locate noisy stationary equipment (e.g., compressors) and material unloading and staging areas away from the nearest adjacent uses.
• Require that all construction equipment (e.g., excavators, backhoes) be in
good working order and that mufflers are installed and functioning properly.
Avoid unnecessary idling of diesel engines.
Building Division:
16. Permits Required: A building permit application shall be required. The building permit shall include Electrical/ Plumbing/ Mechanical fees when such work is part of the permit.
17. 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. 18. Construction Plans: The Conditions of Approval shall be provided on reduced size sheets
included as part of the construction plans submitted for building permit.
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19. 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. 20. 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 21. 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.C Appendix 1, Section 106. Please obtain City of Campbell Special Inspection forms from the Building Inspection Division Counter. 22. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8½ X 11 calculations shall be submitted as well.
23. 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.
24. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only) d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
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.
25. P.G. & E.: The applicant is advised to contact PG&E as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. The applicant
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should also consult with PG&E concerning utility easements, distribution pole locations and required conductor clearances.
26. California Green Building Code: This project is subject to the mandatory requirements for new residential structures (Chapter 4) under the California Green Building Code, 2016 edition. 27. 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.
28. Automatic Fire Sprinkler Systems: This project shall be equipped with a complying Fire
Sprinkler system. 29. 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.
30. Accessibility: The following accessibility related items shall be addressed on the building permit plans:
a. Identify the location of the accessible van and standard parking spaces and
accessible pathways ensuring random placement for the entire new and existing facility per 11B-208. b. The elevatored building will trigger all requirements from 1128A of CBC, for all 60 units, inclusive of:
i. Minimum door and hallway and kitchen dimensions for maneuvering clearance ii. Removable base cabinet and countertop adjustment capabilities iii. Bathroom compliance per 1134A that includes shower/tub, mirrors, &
fixtures
iv. Electrical receptacle and switch heights 1136A v. Reach ranges c. The common areas that include the Mail Rm. Pool, Rooftop, and fitness center will be completely accessible, inclusive of: drinking fountains, telephones, pool entry, signage.
31. Building, Mechanical, Electric, Plumbing, and Energy: The following items shall be addressed on the building permit plans:
a. Cal Green requires that all new residential developments include the infrastructure for a future photovoltaic solar system inclusive of: conduits, panel sizing, rooftop
sizing, access and structural support.
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b. Include on the parking plan electric vehicle charging spaces per Cal Green A5.106.5.1 and
c. Cal Green and California Energy has multiple restrictions and limits regarding energy efficiency of HVAC systems. In addition, all interior and exterior lighting, and fenestration has specific requirement. d. New residences in Campbell may not have gas furnaces or water heating.
32. Parking: The following items shall be addressed on the building permit plans: a. Include on the parking plan: electric vehicle charging spaces per Cal Green
A5.106.5.1, Bicycle Parking per 5.106.4.1, and Clear Air Vehicle parking per
5.106.5.2. and Light Pollution reduction per 5.106.8 FIRE DEPARTMENT
33. Limited Review: Review of this Developmental proposal is limited to acceptability of site access and water supply 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 make application to, and receive from, the Building Department all applicable construction permits.
34. Emergency Radio Responder Coverage: (As noted on Sheet A001) Emergency responder
radio coverage in new buildings. 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. Refer to CFC Sec. 510 for further requirements.
35. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
36. Fire Sprinklers Required: (As noted on Sheet A011) 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. 903.2 as adopted and amended by CBLMC.
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37. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will
not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
38. Public/Private Fire Hydrant(s) Required: (As noted on Sheet A015) Provide public fire
hydrant(s) at location(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 2,125 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. Location of all existing and new fire
hydrants is noted on the Emergency Access Plan. 39. Required Fire Dept. Access: (As noted on Sheet A015) Commercial and Industrial Developments 1. Buildings exceeding three stories or 30 feet in height. Buildings or
facilities exceeding 30 feet (9144 mm) or three stories in height shall have a least two
means of fire apparatus access for each structure. 2. Buildings exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 mm) shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet (11520 mm) that have a single approved fire apparatus access road when all buildings are
equipped throughout with approved automatic sprinkler systems. Multi-Family Residential Developments (R-1 & R-2 occupancies) 1. Multi-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. CFC Sec. Chp. 5 as adopted and amended by CBLMC.
40. Aerial Fire Apparatus Access Roads: (NO LONGER REQUIRED - Revision includes eave height at a maximum 30' for all portions of the building as noted on Sheet A312) 1. 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 Sec. 503.
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41. Fire Department (Engine) Roadway Turnaround Required: (Circulating Fire Lane shown on Sheet A015) Provide an approved fire department engine roadway turnaround with a
minimum radius of 42 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specification sheet A-1. cul-de-sac. CFC Sec. 503 as adopted and amended by CBLPMC. Fire Lane is circulating (turnaround not required, as shown on Sheet A015. 42. Timing of installation: When fire apparatus access roads or a water supply for fire
protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles in accordance
with Section 505.2 CFC Sec. 501.4
43. Two way communication system: (As noted on Sheet A001) 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.
44. Fire Alarm Requirements: (As noted on Sheet A001) Refer to CFC Sec. 907 and the
currently adopted edition of NFPA 72. 45. Ground ladder access: (As noted on Sheet A015) 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. A minimum 3' x 7' pad for each egress window placed at a distance away from the wall so to provide a 75 deg. climbing angle is shown.
46. Address identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response.
Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure.
Address numbers shall be maintained. CFC Sec. 505.1.
47. Emergency Gate/Access Gate Requirements: (As noted on Sheet A013) Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates
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across the emergency access roadways shall be equipped with an approved access devices. 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.
Gates providing access from a road to a driveway or other roadway shall be at least 30 feet from the road being exited. CFC Sec. 503.6 and 506. 48. No Violation: 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 49. Frontage Improvements: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The applicant will need to obtain an encroachment permit to construct frontage improvements as listed below and dedicate sidewalk easement along project frontage to accommodate 5’
detached sidewalk and parkstrip (total of 10’ wide from face of curb to back of proposed sidewalk). The building permit and grading permit will not be issued until all Public Works Conditions of Approval have been satisfied.
50. Construction Drawings: The applicant shall submit the required 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:
1. 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.
2. Submittal Requirements: The checklist for the various plans required for submittal can be found on the City’s Website at City Services►Public Works►Engineering►Land Development►Documents, (or use
this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist for Grading and Drainage ii. Checklist for Street Improvement Plans iii. Sidewalk Easement Dedication Requirements
51. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current (within the past 6 months) Preliminary Title Report.
52. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or building permits for the site, the applicant shall grant a sidewalk easement on private property contiguous with the public right-of-way along the Almarida Drive project 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.
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53. Soils Report: Upon submittal of the grading plans, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
54. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written
certification that the development has been built per the engineered grading and drainage plans. In addition, a plan review letter will be required of the Geotechnical engineer for the entire
grading and drainage system which should include but is not limited to a review of the
subsurface of the non-compacted biotreatment material that may have potential for subsurface failure and surface failure due to vehicle loads.
55. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are functioning normally in accordance with the requirements of the City.
56. State General Construction Activity Permit: Prior to issuance of any grading or building permits, the applicant shall comply with the State General Construction Activity Permit requirements including paying fees, filing a Notice of Intent and providing a Storm Water
Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the
filed Notice of Intent and SWPPP. 57. Storm Water Information: On the preliminary grading/utility plans show the amount, in square footage, of: 1. Existing impervious area.
2. Proposed impervious area. 3. Proposed pervious area. 58. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas,
and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
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Document to Start at the Source (“Using Site Design Techniques”) by BASMAA, 2003.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City’s requirements.
Prior to issuance of any grading or building permits:
a. The applicant’s designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP’s for the project site has been completed to meet the requirements of the City of Campbell’s NPDES permit, No. 01- 119, Provision C.3. b. The applicant shall sign the “Covenants for the Operation and Maintenance of
Stormwater Facilities” and submit a Stormwater Management Plan.
Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: i. The stormwater management facilities were constructed in compliance
with the approved plans. ii. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. iii. All variations in construction from the approved design plan have
been identified, including omissions to and additions from the
approved plan. iv. Any changes are in conformance with local, state, or federal regulations. 59. Trash Capture: Install trash capture inserts (KriStar FloGard or approved equal) in all on-site storm drain catchbasins, and a full trash capture screen (StormTek ST3G or approved
equal) in the existing storm drain catchbasin along the Almarida Avenue and David Drive frontage. 60. 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.
61. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line.
62. 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
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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. 63. 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.
64. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any grading or building permits for the site, 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:
1. Construction of 5’ detached sidewalk and 4.5’ parkstrip along Almarida Drive
project frontage, total of 10’ from face-of-curb to back of new sidewalk. Sidewalk
can meander around existing trees if needed.
2. Reconstruction of the southernmost driveway along Almarida Drive project frontage to City standard ADA compliant driveway.
3. Construction of a new City standard ADA compliant driveway along the Almarida
Drive project frontage for the new leasing office parking lot.
4. Construction of new storm sewer lateral and manhole along Almarida Drive project frontage.
5. Show location of all existing utilities within the new and existing public right of way.
6. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No private utility boxes, covers, etc. will be allowed in the
sidewalk area.
7. Installation of City approved street trees and irrigation, at 30 feet on center.
8. Installation of full trash capture device (StormTek ST3G or approved equal)
in existing storm drain inlet.
9. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
10. Installation of detectable warning surface (truncated domes) on the 2 existing pedestrian ramps on the traffic circle at the intersection of Almarida Drive/David Avenue. Detectable warning surface shall be precast 1’ x 1’ x 2” ADA compliant
detectable warning concrete pavers – Wausau Terra pavers, ADA 2 -60, as
manufactured by Wausau Tile or approved equal. Contractor shall provide a
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sample paver a minimum of 14 days prior to installation. City reserves the right to change paver specifications.
11. Installation of LED streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell’s Street Lighting Policies. Preliminary analysis indicates the need for LED fixture upgrade to Leotek model GCJ3-30J-MV-30K-3R- GY-075-PCR7-CR-WL-RWG (7,722lm & 54W) on the existing City streetlights along project frontage.
12. Installation of traffic control, stripes and signs.
13. Construction of conforms to existing public and private improvements, as necessary.
14. Submit final plans in a digital format acceptable to the City.
65. 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.
66. 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.
67. 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.
68. Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the applicant shall satisfy all the traffic mitigation measures outlined in the traffic impact analysis.
69. Trash Enclosure Requirements:
1. NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7): For all new development and redevelopment projects that are subject to the Permittee’s planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source control measures to limit pollutant generation, discharge, and runoff. These source control measures should include covered trash, food waste, and compactor enclosures.
2. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants
can be discharged into the City's storm drain system. Trash enclosures contain pollutants. During a rain event (or during general cleaning) water washes over and into roofless enclosures, collecting pollutants and discharging to the City's
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storm drain system. Applicants are required to show how new trash enclosures will not discharge pollutants into the storm drain system. One possible method is
to provide a sanitary drain in the trash enclosure.
3. West Valley Sanitation District (WVSD) the local sanitary sewer agency’s authority and standards: If a sanitary connection will be installed, WVSD requires a roof on the enclosure. 70. Stormwater Treatment: The proposed storm pump system will be subject to further review
during the construction plan check process. Given the critical nature of the pump in meeting stormwater quality requirements, two pumps shall be required for redundancy. Applicant shall provide an alert system that notifies the on-site maintenance staff in the event of a pump malfunction. Pumps shall be tested regularly (minimum of twice per year)
and kept in good working order.
Resol 4643 ~ 601 Almarida Avenue (60-units)
Final Audit Report 2023-04-18
Created:2023-03-30
By:Selina Perez Aquino (selinap@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAbaVzjvMa9tEearqUGykd9b8WHWNkqW-R
"Resol 4643 ~ 601 Almarida Avenue (60-units)" History
Document created by Selina Perez Aquino (selinap@campbellca.gov)
2023-03-30 - 10:32:16 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2023-03-30 - 10:32:40 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2023-04-13 - 7:33:55 PM GMT - Time Source: server
Document emailed to sching19@gmail.com for signature
2023-04-13 - 7:33:56 PM GMT
Email viewed by sching19@gmail.com
2023-04-18 - 3:36:10 AM GMT
Signer sching19@gmail.com entered name at signing as Stuart Ching
2023-04-18 - 3:37:10 AM GMT
Document e-signed by Stuart Ching (sching19@gmail.com)
Signature Date: 2023-04-18 - 3:37:12 AM GMT - Time Source: server
Agreement completed.
2023-04-18 - 3:37:12 AM GMT
Names and email addresses are entered into the Acrobat Sign service by Acrobat Sign users and are unverified unless otherwise noted.