CC Ordinance 2051
ORDINANCE NO.
2051
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2004-96) TO ALLOW THE CONSTRUCTION OF A MIXED-USE
BUILDING ACCOMMODATING 22 RESIDENTIAL CONDOMINIUMS,
11,240 SQUARE FEET OF RETAIL AND 4,760 SQUARE FEET OF RETAIL
MEZZANINE SPACE ON PROPERTY OWNED BY THE CITY OF
CAMPBELL REDEVELOPMENT AGENCY LOCATED AT 175-201 E.
CAMPBELL AVENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT)
ZONING DISTRICT. APPLICATION OF MR. JEFF WARMOTH, ON
BEHALF OF CAMPBELL AVENUE ASSOCIATES. FILE NO.: PLN2004-96.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2004-96:
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development Pennit
(PLN2004-96) to allow the construction of a mixed use building accommodating 22 residential
condominiums, 11,240 square feet of retail and 4,760 square feet of retail mezzanine space on
property owned by the City of Campbell Redevelopment Agency located at 175-201 E
Campbell Avenue, together with the attached Exhibit "A" (Conditions of Approval), Exhibit
"B" (Project Plans) and Exhibit "C" (Map of Said Property).
SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this
vote:
7th
day of December, 2004, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
Furtado, Watson, Dean, Kennedy, Burr
None
None
None
APPROVw.--~--=:> ~~~
Donald R. Burr, Mayor
ATTEST:
12- ~~
Anne Bybee, City Clerk
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 1
NOW, THEREFORE, BE IT ORDAINED that the City Council approves a Planned
Development Pennit (PLN2004-96) to allow the construction of a mixed-use building
accommodating 22 residential condominiums, 11,240 square feet of retail and 4,760 square feet
of retail mezzanine space on property owned by the City of Campbell Redevelopment Agency
located at 175-201 E. CAMPBELL AVENUE in the C-3-S (Central Business District) Zoning
District.
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted to construct a three story mixed use project of 22
residential condominium units, 11,240 of square feet retail, and 4,898 square feet of retail
mezzanine for a project located at 175-201 East Campbell Avenue. The building design and
site design shall substantially confonn to the project exhibits listed below, except as may be
modified by the conditions of approval herein:
a. Project plans prepared by the Steinberg Group Architects and dated as received by the
Planning Division on August 10,2004 and revised elevations received October 19,2004,
conceptual landscape plan, site plan, floor plans, unit plans and building elevations.
b. Color schemes and roofing materials received October 19,2004.
c.
Submitted/material board submitted by Steinberg Group Architects.
d. Tentative Subdivision Map prepared by AP Consulting Engineers and dated as received
by the Planning Division on August 18, 2004.
2. Pennit Expiration: The Planned Development Pennit is valid for a period of two years from
the date of final City Council approval. A building pennit must be obtained within this two-
year period or the Planned Development Pennit shall be void.
3. Tentative Subdivision Map: The Planned Development Pennit approval is contingent upon
recordation of the Final Subdivision Map to divide the subject property. The Final
Subdivision Map shall be recorded prior to the issuance of building pennits.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 2
4. Park Impact Fee: A park impact fee of $5,635 per unit is due upon development of the site.
Based on the development of22 units, a total of$123,970 shall be paid to the City. Prior to
recordation of the Final Subdivision Map, 75% of this fee is due. The remaining 25% is due
prior to issuance of a certificate of building occupancy.
5. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the.
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for approval by
the Community Development Director and City Attorney, prior to the recordation of the
Final Subdivision Map, which provide for:
a. Fonnation of a Homeowner's Association to ensure the long-tenn maintenance of
buildings and property.
b. Continued architectural controls to ensure the architectural integrity of the project.
c. Definition of common areas to be maintained and provision of maintenance for these
areas.
d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas
and shared building walls and roofs to be repaired, repainted, and/or replaced as
necessary.
e. Provision to provide on-going maintenance of the required landscaping for the project.
f. Provision for the availability of carport spaces for the residential parking of vehicles at all
times.
g. Provision to prohibit the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
6. Landscape Plan: The applicant shall submit four sets of a final landscape and irrigation plan
to the Planning Division, prior to the issuance of building pennits, for review and approval
by the Community Development Director. The landscape and irrigation plan shall
substantially confonn with the approved conceptual landscape plan and the City's Water
Efficient Landscaping Standards (WELS) and shall include the following changes:
a. Details of brick paving treatments along westerly pedestrian walkway and northern
driveway shall be submitted for review and approval by the Community Development
Director.
b. All on-site landscaping and hardscaping shall be installed and maintained in accordance
with the approved landscape plan.
c.
All trees shall be 24-inch box sized trees throughout the project.
d. Landscaping of planting areas adjacent to garage shall include vertical plant materials.
e. New street trees shall be added to provide a continuous tree planting along the street
frontage as required by the Community Development Director.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 3
f. Landscape and paving maintenance shall be an on-going responsibility of the property
owner(s) and shall include routine pruning of trees and shrubs, maintenance of the
automatic irrigation system and the replacement of damaged or diseased plant materials,
periodic steam cleaning of walkways and removal of graffiti within twenty-four hours.
g. Details of containerized plantings along the westerly walkway.
7. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building pennits. Project details include, but are not limited to, the following:
a. Details regarding the color and materials of the building and architectural details.
b. Window schedules for high quality windows and window treatments.
c. High quality materials throughout the project.
d. Provision of awning details and attachments to the building.
e. Provision of additional brick material along the Second Street frontage at the pedestrian
level of the building.
f. Provision of architectural detailing at the top of the vertical offset elements between the
residential window elements.
8. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.28 of the Campbell Municipal Code and the approved project plans
9. Signage: No signage is approved as part of the development applications approved herein.
No sign shall be installed until a Sign Pennit is approved as specified in the Sign Ordinance.
10. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. (Section 11.201 and
11.414, 1985 Ed. Unifonn Fire Code).
11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E transfonners and San Jose Water Company back-flow preventers,
indicating the location of the facilities and screening (if the facilities are above ground) for
approval by the Community Development Director.
12. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to issuance of any building pennits for the project. Lighting
fixtures shall be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 4
13. Construction Mitigation Measures: The following practices should be followed during all
phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and
Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays
or holidays unless an exception is granted by the Building Official.
b. Truck routes to and from the construction site should be established and submitted to the
City for review and approval prior to issuance of a building pennit. These truck routes
shall avoid access to the project site via residential streets where possible.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
f. Prior to the issuance of building pennits, the project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street so
that the contractor can be made aware of noise complaints.
g. Construction equipment, vehicles, and workers associated with the development of the
project shall not be pennitted to park on any residential streets.
14. Construction Staging Plan: Prior to the issuance of grading or building pennits for the
project, the applicant shall submit a site plan and narrative description indicating the location,
length of time and details of construction staging. The construction staging plan shall be
subject to review and approval by the Community Development Director and the Public
Works Director.
Building Division:
15. Pennits Required: A building pennit application shall be required for the proposed new
commerciallResidential structure. The building pennit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the pennit.
16. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
17. Size of Plans: The minimum size of construction plans submitted for building pennits shall
be 24 in. X 36 in.
18. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building pennits shall be "wet
stamped" and signed by the qualifying professional person.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 5
19. Site Plan: Application for building pennit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building pennit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
21. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a.
b.
pad elevation
finish floor elevation (first floor)
foundation corner locations
c.
22. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance fonns shall be blue-
lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
23. Special inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building pennits, in accordance with UB.C Section
106.3.5. Please obtain City of Campbell, Special Inspection fonns from the Building Inspection
Division Counter.
24. Non-Point Source Measures: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet
(size 24" X 36") is available at the Building Division service counter.
25. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest
California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to
building entrances from parking facilities and sidewalks.
26. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause
shall blue-line completed, City of Campbell "20%" exemption fonn on submitted construction plans.
Fonn is available at Building Division service counter.
27. Approvals Required: The project requires the following agency approval prior to issuance of the
building pennit:
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 6
d.
e.
West Valley Sanitation District
Santa Clara County Fire Department
School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
Bay Area Air Quality Management District (Demolitions Only)
Santa Clara County Department of Environmental Health
a.
b.
c.
28. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in
the approval process. Service installations, changes and/or relocations may require substantial
scheduling time and can cause significant delays in the approval process. Applicant should also
consult with P.G. and E. concerning utility easements, distribution pole locations and required
conductor clearances.
29. Archaeological & Paleontological Resources: If archaeological or paleontological resources
are encountered during excavation or construction, construction personnel shall be instructed
to immediately suspend all activity in the immediate vicinity of the suspected resources and
the City and a licensed archeologist or paleontologist shall be contacted to evaluate the
situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery
and make any necessary recommendations to evaluate the find under current CEQA
guidelines prior to the submittal of a resource mitigation plan and monitoring program to the
City for review and approval prior to the continuation of anyon-site construction activity.
30. Human Burial or Skeletal Element Discovery: In the event a human burial or skeletal
element is identified during excavation or construction, work in that location shall stop
immediately until the find can be properly treated. The City and the Santa Clara County
Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify
the Native American Heritage Commission who would identify a "Most Likely Descendant
(MLD)." The archeological consultant and MLD, in conjunction with the project sponsor,
shall fonnulate an appropriate treatment plan for the find, which might include, but not be
limited to, respectful scientific recording and removal, being left in place, removal and
reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner.
31. Short-tenn Air Ouality Mitigation Measures: The following practices should be followed
during all phases of site preparation and construction activities:
a. Use dust-proof chutes for loading construction debris onto trucks.
b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 7
d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer.
f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
g. Install erosion control measures to prevent runoff from the project site.
PUBLIC WORKS DEPARTMENT
32. Final Map: Prior to issuance of any grading or building pennits for the project, the applicant
shall submit a final map for review by the City and recordation, upon approval by the City
Council. The current plan check fee is $3,200.00 plus $35 per lot.
33. Condominium Plan: Prior to allowing occupancy for any and/or all buildings, the applicant
shall submit a Condominium Plan for review by the City and recordation.
34. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a
current Preliminary Title Report.
35. Private Easements: Prior to recordation of the final map, the applicant shall cause private
easements to be recorded for private utilities, private stonn drains, reciprocal ingress and
egress, emergency vehicles, etc.
36. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall
provide security for setting all monuments shown on the map.
37. Street Improvements: Prior to recordation of the final map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be prepared by
a registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment pennit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following:
Campbell Avenue
a. Removal of two (2) existing driveway approaches and necessary sidewalk, curb and
gutter.
b. Removal of existing curb ramp, related sidewalk, curb and gutter as necessary to
accommodate bulb out at corner of Campbell Avenue and Second Street.
c. Removal of the existing pavement structural section to centerline related to the bulb out,
or as required by the City Engineer.
d. Removal of parking spaces on Campbell Avenue per the Traffic Engineer in order to
accommodate the new bulb out.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 8
e. Installation of City standard curb, gutter, and sidewalk.
f. Installation of pavement structural section to centerline related to the bulb out, or as
required by the City Engineer.
g. Installation of a City approved corner bulb out at the northwest corner of Campbell
Avenue and Second Street. The corner bulb out shall have decorative concrete as required
by the City.
h. Installation of ADA compliant curb ramp at the northwest corner of Campbell Avenue
and Second Street.
1. Removal of existing street trees and installation of City specified street trees, tree wells,
decorative tree grates and irrigation at 30 feet on center, or as required by the City
Engineer.
J. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
required by the City Engineer.
k. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnection conduits, street lighting
conduits, PG&E, Pac Bell, AT&T and other facilities as appropriate.
1. Show location of all utilities within the existing public right of way.
m. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes,
covers, etc. will be allowed in the sidewalk.
n. Construction of confonns to existing public and private improvements, as necessary.
Second Street
a. Removal of one (1) existing driveway approach and necessary sidewalk, curb and gutter.
b. Removal of the existing pavement structural section and installation of new pavement
structural section to centerline related to the bulb out, or as required by the City Engineer.
c. Removal of parking spaces on Second Street per the Traffic Engineer in order to
accommodate the new bulb out.
d. Installation of City standard curb, gutter, sidewalk and one (1) ADA compliant driveway
approach.
e. Removal of existing street trees and installation of City specified street trees, tree wells,
decorative tree grates and irrigation at 30 feet on center, or as required by the City
Engineer.
f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
required by the City Engineer.
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnection conduits, street lighting
conduits, PG&E, Pac Bell, AT&T and other facilities as appropriate.
h. Installation and relocation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
i. Installation of City approved park bench on sidewalk.
j. Show location of all utilities within the existing public right of way.
k. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes,
covers, etc. will be allowed in the sidewalk.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 9
1.
Construction of confonns to existing public and private improvements, as necessary.
38. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
39. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
40. Soils Report: Prior to recordation of the final map, the applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
41. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, pennitting, and fee requirements of the serving utility
companIes.
42. Utility Coordination Plan: Prior to issuance of building pennits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
43. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation of
abandonment. Streets that have been resurfaced within the previous five years will require
boring and jacking for all new utility installations. East Campbell Avenue and North Second
Street have not been resurfaced in the last 5 years. The pavement restoration plan shall
indicate how the street pavement shall be restored following the installation or abandonment
of all utilities necessary for the project.
44. Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site,
the applicant shall conduct hydrology studies based on a ten-year stonn frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
pennits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33. The applicant must create
positive drainage away from the parking structure.
45. Stonn Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the
required Stonn Drain Area fee of$2,575.00 per net acre, which is $1,478.00.
46. Stonnwater Pollution Prevention Measures: Prior to issuance of any grading or building
pennits, the applicant shall comply with the National Pollution Discharge Elimination
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 10
System (NPDES) pennit requirements, Santa Clara Valley Water District requirements, and
the Campbell Municipal Code regarding stonnwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity ofstonnwater 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 Stonnwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Storm water Quality Protection ("Start at the Source") by the Bay Area
Stonnwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
47. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the City
prior to recordation of the final map and CC&Rs.
FIRE DEPARTMENT
48. Fonnal Plan Review: Review of this development proposal is limited to accessibility of site
access and water supply as they pertain to fire department operations, and shall mot be
construed as a substitute for fonnal plan review to detennine compliance with adopted model
codes. Prior to perfonning any work the applicant shall make application to, and receive
from, the Building Division all applicable construction pennits.
49. Required Fire Flow: The fire flow for this project is 3,750* gpm at 20 psi residual pressure.
As an automatic fire sprinkler system will be installed, the fire flow has been reduced by
75% establishing a required adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The
adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing. (*) - Fire flow is based upon Type V-I hour rated construction.
50. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000
GPM or, in excess of two stories or 35 feet in height, shall be protected throughout by an
automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13. The system installation shall commence at the start of
framing, and progress by level accordingly.
51. Standpipes Required: Buildings three stories or more in height, or where emergency access
has been deemed minimal, shall be equipped with standpipes designed per NFPA Std.#14 ,
and be equipped with 2-1/2"inch hose valves, located within the stair enclosures(s). Note to
developer: This system may be a combined system.
52. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet. Installations shall confonn with
Fire department standard details and Specifications sheet A-I.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 11
53. Emergencv Gate Access Requirements: Gate installations shall confonn with Fire
Department Standard Details and Specification G-l and when open shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be Fire Department approved prior to installation.
54. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle
access shall be identified in accordance with Fire Department Standard Details and
Specifications A-6 and Local Government Standards.
55. Fire Department Key Box Required: The building shall be equipped with a pennanently
installed emergency access key lock box (Knox), confonning to Fire Department Standard
Detail Specification Sheet K -1. At time of final inspection, access keys shall be provided to
the Fire Department.
56. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their backgrounds.
57. Building Classification: This building proposal most nearly represents a four-story building.
The Architect shall reflect compliance with the 2001 California Building and Fire Code
relative to the inclusion of area and occupancy separations as may be appropriate, exiting
provisions to include enclosures, fire alann and complying standpipe system.
58.Terrace Clearance: Regarding the new terrace over the rear access road, the minimum
overhead clearance of 13'6" shall still apply. Please provide appropriate scaled drawings
reflecting actual clearance in future submittals. It does appear that window rescue to the third
floor unit facing the rear access road is still possible via ground ladders nearest the terrace.
The fourth floor units are then not required to have rescue window capability
REDEVELOPMENT AGENCY
59. Affordable Housing Units: Prior to issuance of building pennits, the applicant shall execute
an Owner Participation Agreement with the Redevelopment Agency to provide for cost
sharing to provide below market rate housing units consistent with the Development and
Disposition Agreement.
Planning Division
60. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building pennits
for the project.
a. Trash and Recycling Containers of a size and quantity necessary to serve the new
buildings shall be in areas approved by the Fire Department and Community
Development Director.
Attachment A - Conditions of Approval
City Council Ordinance
PLN2004-96- 175-201 E. Campbell Avenue - Planned Development Pennit
Page 12
b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-
foot high solid wall and have decorative doors and designed to be architectural
compatible to the buildings. The enclosure shall be constructed at grade level and have a
level area adjacent to the trash enclosure area to service the containers. Driveways or
aisles shall provide unobstructed access for collection vehicles and personnel and provide
at least the minimum clearance required by the collection methods and vehicles utilized
by the designated collector. The wall, gate and surface inside the enclosure must be kept
in sound repair and condition. The refuse and recycling containers shall be kept in the
enclosure at all times except when being emptied by collection personnel.
c. Areas around trash enclosures, recycling areas, and/or trash compactor enclosures shall
not discharge to the stonn drain system. Any drains installed in or beneath dumpster and
compactor facilities shall be connected to the sanitary sewer. The applicant shall contact
the West Valley Sanitation District for specific connection and discharge requirements.
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OCr 1 9 2004
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Response to City Comments
1. Color.
Added edditional base color to Bays "C' end "E" to further define the massing. See color samplas.
2. Detail to pilasters.
Add a precast cap to tho top of the pllastars which would be the soma matarial/finish as the coping
above the brick base. See sectjon profiles.
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3. Centar Bay.
Add Clay me roof overhang at center bey. Bay "0". See elevetion and secöon profile.
4. 111e Roof.
Clay HIe roofing metariel has been edd&d to tho towers.
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Location Map
17-5-201E. Campbell Avenue
PLN2004-95, 96, & 97
Zone Change, PO Permit, and Tentative Subdivision
Legend
City Limits
Parcel Lines
Scale: 1" = SOD'