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PC Res 4647RESOLUTION NO. 4647 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW CONSTRUCTION AN APPROXIMATELY 8,000 SQUARE-FOOT PROFESSIONAL OFFICE BUILDING WITH A ROOFTOP DECK, AND ASSOCIATED SITE, LIGHTING, PARKING, AND LANDSCAPING IMPROVEMENTS ON PROPERTY LOCATED AT 1940 HAMILTON AVENUE; AND PARKING MODIFICATION PERMIT TO ALLOW A SHARED PARKING AND SITE ACCESS ARRANGEMENT WITH THE ADJACENT FIRST CONGREGATIONAL CHURCH OF SAN JOSE LOCATED AT 1980 HAMILTON AVENUE. FILE NO.: PLN-2021-177 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 and Parking Modification Permit: 1. The Proposed Project is an application (PLN-2021-177) for a Site and Architectural Review Permit to allow construction of a two-story, approximately 8,000 square-foot professional office building with a rooftop deck, and associated site, lighting, parking, and landscaping improvements; and a Parking Modification Permit to allow shared parking and site access arrangement with the adjacent First Congregational Church of San Jose. 2. The Project Site is a 20,000 square-foot parcel located along Hamilton Avenue, midblock between Leigh and Phantom Avenues. 3. The Project Site is zoned P-O (Professional Office) as shown on the Campbell Zoning Map. 4. The Project Site is designated Professional Office as shown on the Campbell General Plan Map. 5. The Project Site is currently developed with a Folk Victorian-style building constructed circa 1890 that was converted to a professional office under a Conditional Use Permit approved by Planning Commission Resolution No. 4121. This building is proposed to be relocated onto the adjacent church property under Conditional Use Permit application No. PLN-2021-33. 6. The Proposed Project complies with the applicable development standards of the P-O Zoning District, with exception of the maximum floor area ratio (FAR), which is proposed at .43 where .40 is the maximum normally permitted. Pursuant to Section 21.10.030.E, Table 2-8, which provides that "the Planning Commission shall have the authority to increase the FAR for a specific use at a specific location when it determines that circumstances warrant an adjustment." The Planning Commission has determined that the City's requirement for the applicant to dedicate property to Planning Commission Resolution No. 4647 Page 2 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue the City in order to implement the Hamilton Avenue Image Street improvements constitutes a circumstances that warrants an adjustment in that the project would otherwise comply with the maximum FAR. 7. The Proposed Project also seeks a reduction to the otherwise required five-foot planter strip along the rear property line as specified by CMC Sec. 21.26.020 Pursuant to CMC Sec. 21.26.050, the Planning Commission may "adjust the landscaping requirements of this chapter for a specific use at a specific location so as to require either a greater or lesser amount of landscaping when it determines that there are unique or special circumstances that warrant an adjustment." The Planning Commission has determined that a reduction to the rear property line planter strip dimension to 1 ½ feet warranted in that rear property line abuts a drive-aisle on the adjacent property that is already landscaped and where additional landscaping would be redundant. Moreover, the reduction of the rear landscape dimension allows for a greater quantity of landscaping towards the front of the property. 8. The Proposed Project requires 35 parking stalls at a ratio of 1 stall per 225 square-feet, where 25 parking stalls (inclusive of four motorcycle stalls that are credited as a single stall) are proposed, resulting in a deficiency of 10 stalls. A shared parking and access agreement with the adjacent property is proposed. This may be approved subject to a Parking Modification Permit and in compliance with CMC Sec. 21.28.080.A, which specifically allows an off-site parking arrangement, subject to recordation of a covenant. The adjacent property has 157 parking stalls, of which only 74 are used during normal weekday business hours by the commercial school/day center operating on the property such that sufficient parking exists to be shared with the office building. 9. The Proposed Project includes an architectural design that incorporates a combination of materials to create a contemporary appearance including cross laminated timber, concrete, and expansive window glazing. The result is a purpose-built office building that provides an enhanced architectural presence that will visually contribute to the immediate area, in furtherance of the General Plan. 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 Proposed Project would be consistent with the following General Plan policies and strategies: Strategy LUT-12.b: Driveways: Ensure that driveways are a sufficient distance from intersections. Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have minimal setbacks from the sidewalk except to allow for pedestrian oriented features such as plazas, recessed entryways, and wider sidewalks for Planning Commission Resolution No. 4647 Page 3 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue outdoor cafes. Discourage parking areas between the public right-of way and the front façade of the building. Strategy LUT-12.c: Parking Lot Design: Design parking lots to minimize impacts on the street system by providing adequate sized driveways, sufficient queuing and efficient circulation. Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones. Policy LUT-10.1: Landscaping: Encourage the retention and planting of landscaping to enhance the natural and built environment. Strategy LUT-10.1c: 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-10.1e: Landscaping as a Theme: Use similar types of trees and landscaping to create a theme within districts or neighborhoods. Medians should also be used to create a theme to distinguish major thoroughfares and prominent streets. Strategy LUT-10.1a: Natural Feature Retention: Encourage site design that incorporates or otherwise retains natural features such as mature trees, terrain, vegetation, wildlife and creeks. 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-9.3e: 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-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones. Policy LUT-2.4: Jobs and Housing Balance: Maintain Campbell’s balance of jobs and housing units to encourage residents to work in Campbell, and to limit the impact on the regional transportation system. Strategy LUT-2.4a: Full Range of Land Uses: Provide for a full range of land uses within the City, and for mixed-uses within specific development projects Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services and entertainment Strategy LUT-13.1c: Fiscal Effects of Land Use: Evaluate the fiscal effects of different land uses on City revenues and services. Planning Commission Resolution No. 4647 Page 4 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue 12. In review of the Proposed Project, the Planning Commission considered traffic safety, traffic congestion, site circulation, adequacy of landscaping, and the appropriateness of proposed structures and site layout, pursuant to Campbell Municipal Code Sec. 21.42.040 (Considerations in review of applications). 13. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 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, the Planning Commission further finds and concludes that: Site and Architectural Review Permit Finding (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); 4. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project; 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project; 6. 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; Parking Modification Permit Findings (CMC Sec. 21.28.050.G) 7. Due to the unique nature and circumstances of the project, or special development features, the anticipated number of parking spaces necessary to serve the use or structure is less than that required by the applicable off-street parking standard, and would be satisfied by the existing or proposed number of parking spaces, as supported by review of the applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision-making body; 8. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking; Planning Commission Resolution No. 4647 Page 5 of 5 PLN-2021-177 – S/A Review Permit and Parking Mod. Permit 1940 Hamilton Avenue 9. Approval of the parking modification permit will further the purpose of the Parking and Loading Chapter; and Environmental Findings (CMC Sec. 21.38.050): 10. The project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) Guidelines, pertaining to new construction of small structures which allows up to four (4) commercial buildings with a floor area not exceeding 10,000 square feet in an urbanized area. Further, there are no exceptions, as specified by Section 15300.2, that would bar a finding of a categorical exemption. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit to allow construction of a two-story, approximately 8,000 square-foot professional office building with a rooftop deck, and associated site, lighting, parking, and landscaping improvements on property located at 1940 Hamilton Avenue; and a Parking Modification Permit to allow a shared parking and site access arrangement with the adjacent First Congregational Church of San Jose located at 1980 Hamilton Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 14th day of June, 2022, by the following roll call vote: AYES: Commissioners: Rivlin, Ching, Buchbinder, Kamkar, Krey, Ostrowski NOES: Commissioners: ABSENT: Commissioners: Zisser ABSTAIN: Commissioners: APPROVED: Stuart Ching, Chair ATTEST: Rob Eastwood, Secretary Stuart Ching (Apr 17, 2023 20:48 PDT) EXHIBIT A CONDITIONS OF APPROVAL Site and Architectural Review Permit with a Parking Modification Permit 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 to allow construction of a two-story, approximately 8,000 square-foot professional office building with a rooftop deck, and associated site, lighting, parking, and landscaping improvements on property located at 1940 Hamilton Avenue; and a Parking Modification Permit to allow a shared parking and site access arrangement with the adjacent First Congregational Church of San Jose located at 1980 Hamilton Avenue. The project shall substantially conform to the Project Plans included as Attachment No. 2 in the June 14, 2022 Planning Commission Staff Report, except as may be modified by conditions of approval contained herein, and as revised by the updated architectural rendering depicted in Exhibit B. 2. Permit Expiration: Approval of the Site and Architectural Review Permit with a Parking Modification Permit ("Approval") shall be valid for one (1) year from the effective date of the Planning Commission action. Within this one-year period an application for a building permit must be submitted. Failure to meet this deadline or expiration of an issued building permit will 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 approved without prior authorization of the necessary approving body. 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. Parking and Site Access Agreement: To allow for the approved shared access and parking arrangement, the following shall be required pursuant to CMC Sec. 21.28.08.B.5 and Sec. 21.28.080.A, respectively: (1) A joint access agreement guaranteeing the continued availability of the shared access between the properties and running with the land, and recorded by the owners of the abutting properties; and (2) a covenant running with the land recorded by the owner of the parking area guaranteeing that ten (10) parking stalls will be maintained for the life of the office building. These documents shall be prepared to the satisfaction of the Community Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 2 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit Development Director and City Attorney and recorded prior to issuance of building/grading permits. The applicant shall cover the City's cost to review these documents. 6. Minor Revisions: Architectural refinements and other minor revisions to the Approved Project Plans may be administratively reviewed and approved by the Community Development Director pursuant to CMC Sec. 21.56.060. 7. 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. The transformer shall be screen with landscaping or artistically painted. 8. Signage: All signage shall require separate approval of a Sign Permit in compliance with Campbell Municipal Code (CMC) 21.30.080.A 9. General Operational Standards: Occupancy of the approved office building is subject to the following general operational standards: a. Land Use Restriction: The approved office building may only be occupied by "offices, professional" as defined by the Campbell Municipal Code. Establishment of any other use shall require approval of a Modification to this Approval by the Planning Commission to consider the continued appropriateness of the shared parking arrangement. b. Hours of Operation: Unless otherwise authorized by a Conditional Use Permit, the hours of operation of any use within the approved office building is limited to 6:00 AM to 11:00 PM, daily. c. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC Sec. 6.11.060. d. Noise: Regardless of decibel level, no noise generated within the approved office building shall obstruct the free use of neighboring properties so as to unreasonably interfere with the comfortable enjoyment of the neighboring residents. In the event verified complaints are received by the City regarding such noise, the Community Development Director may immediately curtail the Hours of Operation, pursuant to Condition of Approval No. 12 (Revocation of Permit). e. 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). f. Loitering: There shall be no loitering allowed on the premises. The business owner is responsible for monitoring the premises to prevent loitering. Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 3 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit g. 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). h. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with CMC Chapter 21.26. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. i. Outdoor Storage: No outdoor storage is permitted on the subject property, including the storage equipment, materials, and inoperable vehicles. j. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards provided in CMC Chapter 21.28 (Parking and Loading). 10. Landscaping: This project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO). This document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176. The building permit application submittal shall demonstrate compliance with the applicable MWELO and landscaping requirements and the City's Streetscape Standards, and shall include the following: a. A Landscape Documentation Package prepared by an authorized and licensed professional demonstrating compliance with the full MWELO requirements with the following required elements: 1) Project Information per Section 492.3. 2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the MWELO). i. Include the worksheet within the plan set AND ii. Provide a separate 8.5x11 hard copy or pdf via email to the project planner. 3) Soil Management Report per Section 492.5 (unless significant mass grading is planned, in which case the report shall be submitted prior to permit final). 4) Landscape Design Plan per Section 492.6. 5) Irrigation Design Plan per Section 492.7. 6) Grading Design Plan per Section 492.8. Note that a Soil Management Report (if not submitted as part of the Landscape Documentation Package) and Certificate of Completion will be required prior to permit final. b. A completed Landscape Information Form. c. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. Landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 4 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit 11. 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. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. 12. Revocation of Permit: Occupancy of the approved office building is subject to Sections 21.68.020, 21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke the Site and Architectural Review Permit if it is determined that operation a use has become a nuisance to the City’s public health, safety or welfare or for violation of the Conditions of Approval or any standards, codes, or ordinances of the City of Campbell. At the discretion of the Community Development Director, if the property generates three (3) verifiable complaints related to violations of conditions of approval (e.g., noise, parking, etc.) within a twelve (12) month period, a public hearing before the City Council may be scheduled, upon recommendation of the Planning Commission, to consider modifying conditions of approval or revoking the Site and Architectural Review Permit. The Community Development Director may commence proceedings for the revocation or modification of the Approval upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. In exercising this authority, the decision making body may consider the following factors, among others: a. The number and types of Police Department calls for service at or near the establishment that are reasonably determined to be a direct result of customer and/or employee actions; b. The number of complaints received from residents, business owners and other citizens concerning the operation of an establishment regarding parking, noise, and/or other operational impacts. c. Violation of conditions of approval. Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 5 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit Building Division 13. 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. 14. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. 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. All protected trees shall be fenced to prevent damage to root systems in compliance with the Standards for Tree Protection During Construction. PUBLIC WORKS DEPARTMENT 16. Genera Notes: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The City of Campbell’s adopted Streetscape Standards identify this portion of Hamilton Avenue as an Image Street with very specific frontage improvement requirements as shown on pages 5 & 6 of the document. The applicant will be required to construct these improvements and have them completed prior to occupying the building. These improvements will require the applicant to dedicate additional street right-of-way as documented in the requirements below. The Streetscape Standards can be viewed here: (http://www.campbellca.gov/DocumentCenter/View/168) The scope of this project triggers the requirement for undergrounding the overhead street frontage utilities as required by Section 21.18.140 of the Campbell Municipal Code. The Joint Trench plan included shows the new transformer in the old / incorrect location. The reconstruction of the adjacent Church driveway to be ADA compliant will require the dedication of a sidewalk easement if the property line shown on the site plan is correct. The applicant shall work with the Church to obtain said sidewalk easement. The building permit and grading permit will not be issued until all Public Works Conditions of Approval have been satisfied. 17. 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 Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 6 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit 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 18. Preliminary Title Report: Upon submittal of the Street Dedication documents, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 19. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or 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 Hamilton Avenue frontage to accommodate the image street improvements, 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. 20. Sidewalk Easement for Church Driveway: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to cause a sidewalk easement to be granted for public sidewalk purposes along the adjacent Church’s Hamilton Avenue frontage to accommodate the ADA driveway reconstruction, 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. 21. 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. 22. 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. Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 7 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source (“Using Site Design Techniques”) by BASMAA, 2003. Upon submission of the 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: 1. The stormwater management facilities were constructed in compliance with the approved plans. 2. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. 23. 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. Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 8 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit 24. Undergrounding Street Frontage Utilities: All overhead utility lines along the project’s public street frontages shall be installed underground per Section 21.18.140 of the Campbell Municipal Code. Applicant shall comply with all utility applications, plan submittals, permitting, and fee requirements of the serving utility companies. 25. 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. 26. 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. 27. 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. 28. 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: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approach, sidewalk, and necessary curb and gutter. d. Installation of City approved street trees, landscaping and irrigation per the Image Street requirements. e. Installation of City standard curb, gutter, and sidewalk per the Image Street requirements. f. Reconstruction of existing driveway on adjacent Church property, being Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 9 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit used to provide access to this project, to an ADA compliant City standard driveway. g. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. h. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell’s Street Lighting Policies. i. Installation of traffic control, stripes and signs. j. Construction of conforms to existing public and private improvements, as necessary. k. Submit final plans in a digital format acceptable to the City. 29. 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. 30. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 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 discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 33. Trash Enclosure Requirements: The following are standard 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: o Covered trash, food waste, and compactor enclosures. Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 10 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit 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 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, will require a roof on the enclosure if the trash enclosure drain connects to their sanitary sewer system. FIRE DEPARTMENT 34. Fire Sprinklers Required: (As noted on Sheet T0) 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. 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. 35. Fire Alarm Requirements: 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) 378-4010 for more information. Requirement of fire alarm subject for further review during building permit phrase. 36. Fire Department Connection: (As Noted on Sheet 1.21 & 3.0) The fire department connection (FDC) 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 conveniently attached to the inlets without Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 11 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit interference. FDC's shall be painted safety yellow. [SCCFD, SP-2 Standard]. Show FDC on site plan. 37. Trash Enclosures: The proposed trash enclosure shall comply with CFC 2016 edition § 304.3.3. 38. Required Fire Flow: The minimum require fireflow for this project is 1000 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] New fire hydrant shall meet the required fireflow. Provide a fire flow letter from a local water purveyor confirming the required fire flow of 1000 GPM @ 20 psi residual from a fire hydrant located within 400' of the farthest exterior corner of the structure is required. Contact your local water purveyor for details on how to obtain the fire flow letter 39. Fire Hydrant Systems Required: Provide a public fire hydrant at a final location to be determined jointly by the Fire Department and San Jose Water Company. Maximum distance of 500 feet from the building frontage and a maximum of 100 feet from the FDC, with a minimum hydrant flow of 1000 GPM @ 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, Appendix C. New fire hydrant location noted on sheet 3.0. 40. Buildings and Facilities Access: (As Noted on Sheet 1.21) 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]. 41. Fire Apparatus (Engine)Access Roadway Required: Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 42 feet outside, and a maximum slope of 15%. Surface shall be capable of supporting 75K pounds. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503. 42. Fire Lanes Required: (As Noted on Sheet 1.21) The minimum clear width of fire department access roads shall be 20 feet. The minimum outside turning radius is 42 feet for required circulating access roadways. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code. Indicate on the plans how the 20' driveway will be marked as fire lane to provide the 150 ft distance requirements outlined in Comment #7 43. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the Exhibit A – Conditions of Approval ~ 1940 Hamilton Avenue Page 12 PLN-2021-77 – S/A Review Permit and Parking Mod. Permit 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. 44. 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. 45. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 46. 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. Construction documents. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. CFC Sec. 501.3, 501.4 EXHIBIT B Resol 4647 - 1940 Hamilton Ave. - SA,PMP Final Audit Report 2023-04-18 Created:2023-03-30 By:Selina Perez Aquino (selinap@campbellca.gov) Status:Signed Transaction ID:CBJCHBCAABAAP7YcqDaOcNaRVzM6hFcs5lixm0Rtk0OC "Resol 4647 - 1940 Hamilton Ave. - SA,PMP" History Document created by Selina Perez Aquino (selinap@campbellca.gov) 2023-03-30 - 10:36:42 PM GMT Document emailed to Rob Eastwood (robe@campbellca.gov) for signature 2023-03-30 - 10:37:03 PM GMT Document e-signed by Rob Eastwood (robe@campbellca.gov) Signature Date: 2023-04-13 - 7:44:10 PM GMT - Time Source: server Document emailed to sching19@gmail.com for signature 2023-04-13 - 7:44:13 PM GMT Email viewed by sching19@gmail.com 2023-04-18 - 3:46:09 AM GMT Signer sching19@gmail.com entered name at signing as Stuart Ching 2023-04-18 - 3:48:01 AM GMT Document e-signed by Stuart Ching (sching19@gmail.com) Signature Date: 2023-04-18 - 3:48:03 AM GMT - Time Source: server Agreement completed. 2023-04-18 - 3:48:03 AM GMT Names and email addresses are entered into the Acrobat Sign service by Acrobat Sign users and are unverified unless otherwise noted.