CC Ordinance 2053
ORDINANCE NO.
2053
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2004-115) TO ALLOW THE CONSTRUCTION OF A NEW FOUR-
STORY MIXED USE BUILDING ON PROPERTY OWNED BY PANG
BROTHERS INVESTMENT COMPANY LOCATED AT 1815 S. BASCOM
AVENUE IN A C-PD (CONDOMINIUM PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MR. ANTHONY HO, ON BEHALF
OF PANG BROTHERS INVESTMENT COMPANY. FILE NO.: PLN2004-
115.
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 PLN2004-115:
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
(PLN2004-115) to allow the construction of a new four-story mixed use building on property
owned by Pang Brothers Investment Company located at 1815 S. Bascom 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 7th
vote:
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
APPROV~~ ç-¿~~-
Donald R. Burr, Mayor
ATTEST:
~^-
Anne Bybee, City Clerk
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Pennit
Page I
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Pennit (PLN2004-115) to allow the construction of a mixed-use building on
property owned by Pang Brothers Investment Company located at 1815 S. Bascom Avenue in a
PD (Planned Development) 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 one new four-story mixed-use building at
1815 S. Bascom 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. Revised project plans prepared by Miro Design Group and dated as received by the
Planning Division on October 20, 2004, site plan, floor plans, building elevations, and
sections.
b. Color/material board submitted by Miro Design Group.
c. Revised Conceptual Landscape Plan prepared by Thomas Baak & Associates and dated
as received by the Planning Division on October 20, 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.
4. Park Impact Fee: A park impact fee of $5,635 per unit is due upon development of the site.
Based on the development of 45 units, a total of $253,575 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
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Pennit
Page 2
Final Subdivision Map, which provide for: The CC&R's shall include a provision to prohibit
the storage of unsightly items (such as laundry) on the building's balconies.
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 interior garage space for the parking of vehicles at all
times;
g. Provision to prohibit the use of parking spaces for storage purposes, including boats,
trailers and recreational vehicles;
h. Provision to control and enforce parking for the residential and commercial uses.
1. Provision to ensure that the tandem parking spaces will be grouped with the standard
space in front of it and assigned to the same unit so that the tandem spaces will not have
to be shared by more than one household; and
j. Prohibition of building mounted antennae.
k. Provision to prohibit the use of the residential balconies for storage purposes, temporary
or pennanent.
6. 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 the Site and Architectural Review Committee and approved by the
Community Development Director prior to the issuance of building pennits.
7. 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 to the approved conceptual landscape plan and the City's Water
Efficient Landscaping Standards (WELS). Landscaping shall be designed to minimize
irrigation and runoff, promote surface infiltration where appropriate, and minimize the use of
fertilizers and pesticides that can contribute to stonn water pollution.
Landscaping plans shall include the following:
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a minimum of 5-
gallon size.
b. 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
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Pennit
Page 3
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.
Applicant shall obtain encroachment pennits from the City of Campbell for all work
perfonned within the right-of-way.
c. The landscape plan shall illustrate appropriate quantities and sizes of plant materials to
ensure buffering of buildings and parking areas.
d. All landscape areas shall be protected by 6-inch high poured in place concrete curbs.
e. All landscaping shall be installed prior to building occupancy.
f. New street trees shall be added to provide a continuous tree planting along the street
frontage as required by the Community Development Director.
8. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site and shall contain specific infonnation about the preservation of the
trees during any grading or building on site. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the drip line of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building pennits.
9. Landscape Maintenance: The owner/operator of the property shall provide on-gOIng
maintenance of the required landscaping for the project.
10. 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 proj ect.
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.
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
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Pennit
Page 4
compactor facilities shall be connected to the sanitary sewer. The applicant shall contact
the West Valley Sanitation District for specific connection and discharge requirements.
11. 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.
a. Property owner and/or operator shall maintain a minimum of 23 retail parking spaces,
and 103 residential spaces.
12. Parking Stall Markings: The applicant shall indicate on the building plans that all compact
parking stalls are painted to identify them as compact spaces prior to the issuance of a
building pennit.
13. Residential Parking Garage Entrance and Exit: The applicant shall indicate on the building
plans that the residential parking garage entrance gate and control post. Provisions shall be
made to ensure pedestrian and vehicular safety to the satisfaction of the Community
Development Director. Details and infonnation shall be reviewed and approved by the
Community Development Director and City Traffic Engineer prior to issuance of any
building pennits for the project.
14. Bicvcle Parking: The applicant shall indicate on the building plans the location bicycle
parking for the retail component and residential component.
15. Alternative Transportation Methods: The applicant shall develop and provide incentives to
encourage the use of alternative transportation methods, which shall be reviewed and
approved by the Community Development Director prior to issuance of any building pennits
for the project.
16. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.18.060 of
the Campbell Municipal Code and shall be reviewed and approved by the Community
Development Director prior to issuance of any building pennits for the project.
17. Roof Screen: Prior to issuance of building pennits for the applicant shall submit a detailed
plan for any roof screens for review and approval by the Community Development Director.
The roof screens shall be compatible with the overall design of the building in tenus of color
and material and must completely screen the equipment from view. The roof screen plan
shall be subject to review and approval by the Community Development Director.
18. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view and surrounding properties. Screening material and
method shall require review and approval by the Community Development Director prior to
installation of such mechanical equipment screening.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Pennit
Page 5
19. Outdoor Storage: No outdoor storage is pennitted on the property. No construction
equipment, construction vehicles, and/or construction debris shall be parked and/or stored on
the property.
20. On-site lighting: Any proposed 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 exterior lighting shall be reviewed and approved by the Community Development
Director, prior to issuance of a building pennit. Lighting fixtures shall be of a decorative
design to be compatible with the development and shall incorporate energy saving features.
21. Signs: No signage is pennitted as part of the development application approved herein. New
signage shall not be installed prior to approval of a sign pennit as required by Chapter 21.53
of the Campbell Municipal Code.
22. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for
retail/restaurant uses.
23. Delivery HourslNoise: Delivery hours shall be restricted to 8 a.m. to 8 p.m. Signing shall be
installed at service doors notifying the restriction of delivery hours.
24. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from microphones, audio sound systems, music and/or
public address system, generated by uses from the project not be audible to a person of
nonnal hearing acuity from any residential property.
b. Noise Management: In the event complaints are received by the City regarding noise, the
Community Development Director may immediately modify the hours of operation
and/or limit the extended hours of operation, subject to the project being brought back to
the Planning Commission for review.
25. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All 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 I 1.414, 1985 Ed. Unifonn Fire Code).
26. Graffiti Removal: The property owner shall be responsible for the removal of any graffiti
from walls, fences or structures on the project site within one week of notification by the
Community Development Director or their designate.
27. Sidewalk Maintenance: The owner/operator of the property shall provide on-going
maintenance of the sidewalks and shall pressure wash the sidewalks as necessary or as
required by the Community Development Director or Director of Public Works to remove all
spills, gum and food.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Pennit
Page 6
Sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and
debris. Debris resulting from pressure washing shall be trapped and collected to prevent
entry into the stonn drain system. Wash water containing any cleaning agent or degreaser
shall be collected and discharged to the sanitary sewer and shall not be discharged to a stonn
drain. The applicant shall contact the West Valley Sanitation District for specific connection
and discharge requirements.
28. Utilitv 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.
29. 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.
30. Contractor Contact Infonnation 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 the
issuance of building pennits.
31. 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.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 7
Building Division:
32. Permits Required: A building permit application shall be required for the proposed new
mixed-use structure. The building permit shall include Electrica1/Plumbing/Mechanical fees
when such work is part of the permit.
33. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
34. Demolition Plan: The applicant shall provide a demolition plan that includes staging of
demolition, construction truck routes, and recycling of existing building materials to the
maximum extent feasible.
35. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
36. 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.
37. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
38. 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.
39. 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
40. Title 24 Energy Compliance: California Title 24 Energy Compliance forms 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.
41. Special Inspections: When a special inspection is required by D.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 permits, in accordance
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 8
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
42. 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" by 36") is available at the Building Division
service counter.
43. 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.
44. Title 24 Accessibilitv - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
45. P.G. &E.: The applicant is advised to contact P.G. &E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G. &E. concerning utility easements, distribution pole locations and required
conductor clearances.
46. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (408-378-2407)
b. Santa Clara County Fire Department (408-378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. Santa Clara County Department of Environmental Health
e. School District:
1. Campbell Union School District (408-378-3405)
11. Campbell Union High School District (408-371-0960)
111. Moreland School District (408-379-1370)
IV. Cambrian School District (408-377-2103)
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.
47. Construction Fencing/Construction Plan for Traffic Impacts: This project shall be properly
enclosed with sight obscuring chain link or solid painted plywood 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. A construction plan shall
be submitted prior to beginning construction and to the satisfaction of the Community
Development Department to handle traffic impacts that might arise during construction.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 9
48. 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.
49. 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 formulate 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.
50. Design-Specific Geotechnical Analysis: Prior to issuance of building permits for the project,
a registered geotechnical engineer shall prepare a design-specific geotechnical analysis, and
all recommendations of the analysis shall be incorporated into the project's final engineering
design to minimize the damage from seismic shaking. The proj ect sponsor shall use standard
engineering techniques and conform to the requirements of the Uniform Building Code to
reduce the potential for seismic damage and risk to future occupants.
51. Short-term 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.
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.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 10
PUBLIC WORKS DEPARTMENT
52. Final Map: Prior to issuance of any grading or building permits for the project, the applicant
shall submit a final map for review by the City and recordation, upon approval by the City
Council.
53. Condominium Plan: Prior to building occupancy, the applicant shall submit a Condominium
Plan for review by the City, process the plan with City staffs comments and fully complete
and record the condominium plan.
54. Preliminary Title Report: Upon submittal of the final map, the applicant shall provide a
current Preliminary Title Report.
55. Right-of-Way for Public Street Purposes: Prior to recordation of the final map, or shown on
the final map, the applicant shall cause additional right-of-way to be granted for public street
purposes along the S. Bascom Avenue frontage to accommodate a 10-foot park strip and a 7-
foot sidewalk. Further, the applicant shall cause additional right-of-way to be granted for
public street purposes along the Campisi Way frontage to accommodate a 10-foot sidewalk.
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.
56. Private Easements: Upon recordation of the final map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
57. Monumentation for Final Map: Prior to recordation of the parcel map, the applicant shall
provide security for setting all monuments shown on the map. Monuments shall be set per
section 20.76.010 of the Campbell Municipal Code.
58. 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 permit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following:
Bascom Avenue
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 sidewalk, curb and gutter as determined by the City Engineer.
d. Removal of existing curb ramp at southwest corner of S. Bascom Avenue and Campisi
Way.
e. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, utility boxes, and protection of
PG&E, SBC, and Comcast facilities.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page II
f. Installation of new modified Streetscape Standards including a 7 foot sidewalk, 10 foot
landscaped park strip, curb, gutter, including City approved street trees at approximately
30 feet on center, and irrigation.
g. Installation of ADA compliant curb ramp at southwest corner of S. Bascom Avenue and
Campisi Way, as required by City Engineer.
h. Installation of traffic control, stripes and signs as determined by the City Engineer.
Construction of conforms to existing public and private improvements, as necessary.
Campisi Wav
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 sidewalk, curb and gutter as determined by the City Engineer.
d. Removal of two (2) existing driveway approaches.
e. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, utility boxes, and protection of
PG&E, SBC, and Comcast facilities.
f. Installation of City standard 10 foot sidewalk, curb and gutter.
g. Installation of two (2) ADA compliant driveway approaches.
h. Installation of street trees, tree wells and irrigation at 30 feet on center.
i. Construction of conforms to existing public and private improvements, as necessary.
59. 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.
60. Maintenance of Landscaping; Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right-of-way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
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 to the proposed new property
lines.
62. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
63. 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.
64. 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
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 12
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.
65. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. Bascom Avenue and Campisi
Way have not been reconstructed or overlaid in the last 5 years. The pavement restoration
plan shall indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.
66. 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. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
67. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the
required Storm Drain Area fee of$2,575.00 per net acre, which is $3,193.00.
68. 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 storm water 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 storm water 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 Storm water Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
69. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to
recordation of the final map, the applicant shall execute an agreement and provide security
for the operation and maintenance of storm water pollution prevention measures installed or
provided as a part of this project.
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 13
70. State Construction General Permit: Prior to issuance of any grading or building permits, the
applicant shall comply with the State Construction General Permit requirements including
paying fees, filing a Notice of Intent and providing a Storm Water Pollution Prevention Plan
(SWPPP).
71. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the City
prior to recordation of the final map and CC&Rs.
72. Demolition: Prior to recording of the final map the applicant shall obtain a demolition permit
and remove any nonconforming structures.
FIRE DEPARTMENT
73. Formal 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 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 Division all applicable construction permits.
74. Required Fire Flow: The fire flow for this project is yet to be determined. Type V-I hour
construction is noted for the construction above the podium level. Type 1 for the parking
area is noted. The Architect shall provide an area summary identifying the total building area
to assist in the determination of fire flow.
75. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of2,000
GPM or, in excess of two stories or 35 feet in height, shall be equipped throughout by an
automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFP A) Standard #13.
76. On-Site Private Fire Service Mains and/or Hydrant(s) Required: Installation of private fire
service mains and/or fire hydrant(s) shall conform to National Fire Protection Association
(NFP A) Standard #24, and Fire Department Standard Details and Specification W -2. If the
supply piping is "combined" (sprinkler system & hydrants), a U.L. approved 4-way FDC
shall be provided. A Separate installation permit from the fire department is required.
77. Fire Hydrant(s) Required: Provide public fire hydrant(s) at a location(s) to be determined by
the Fire Department and San Jose Water Company. Hydrant(s) shall have a minimum single
flow of 1,500 GPM at 20 psi residual, with spacing not to exceed 250 feet. Prior to applying
for building permit, provide civil drawings reflecting all fire hydrants serving the site. To
prevent building permit delays, the developer shall pay all required fees to the water
company as soon as possible.
78. Timing of Required Water Supply Installations: Installation of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department prior to the start of
City Council Ordinance
Exhibit A - Conditions of Approval
PLN2004-115- 1815 S. Bascom Avenue-Planned Development Permit
Page 14
framing or delivery of bulk combustible materials. Building permit issuance may be
withheld until installations required installations are completed, tested and accepted.
79. Hose Valves/Standpipes Required: Buildings three stories or more in height, or where
emergency access has been deemed minimal, shall be equipped with standpipes designed per
NFP A Std. # 14, and be equipped with 2 Y2 inch hose valves, located to the discretion of the
Santa Clara County Fire Department.
80. Emergency Gate/Access Gate Requirements: Gate installations shall conform to 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.
81. Required Access to Buildings: Portions of the structures( s) exceed 150 feet of travel distance
as measured along an accessible route of travel, from an approved fire apparatus access
roadway or driveway. Prior to Planning Department approval, the developer shall reflect
compliance with the California Fire Code relative to site access, emergency egress and aerial
ladder rescue capability for the development. Note that this condition may require access
easements.
82. Fire Department Kev Box Required: Each building shall be equipped with a permanently
installed emergency access key lock box (Knox), conforming to Fire Department Standard
Detail and Specification Sheet K-1. At time of final inspection, access keys shall be
provided to the Fire Department.
83. 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.