CC Resolution 10546
RESOLUTION NO.
10546
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2004-174) TO ALLOW THE CONSTRUCTION OF FIVE TOWN
HOMES ON PROPERTY OWNED BY MR. BEN SCHULMAN
LOCATED AT 620 W. HACIENDA AVENUE IN AN R-M (MULTIPLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
RICHARD HARO, ON BEHALF OF MR. BEN SCHULMAN. FILE NO.
PLN2004-174.
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 PLN2004-174:
1. The density of the proposed project site is 8.62 units per gross acre, which is
consistent with the General Plan land use designation of Low-Medium Density
Residential (6-13 units per gross acre).
2. The proposed project is consistent with the Planned Development Zoning
Ordinance.
3. The site plan proposes the construction of five townhomes each on individual lots.
All of the residences would take vehicular access from the common access driveway
off of West Hacienda Avenue.
4. The northern elevation that faces West Hacienda Avenue has an entry way that is
oriented towards the street and all the units are set back a minimum of 15-feet from
the property line of adjacent properties and the public right-of-way as required by the
STANP.
5. The project provides 18 off-street parking spaces, where 18 spaces are required.
6. The completed project would consist of five new town homes with a building
coverage of 30%, landscaping coverage of 41 % and paving coverage of 29%.
7. The proposed project will have a floor area ratio of 0.51.
8. The proposed project does not propose to remove any protected trees on site.
There are several very large trees on site that have been incorporated into the site
design and will be retained as part of the project.
9. Private open space would be provided for each unit by a private rear yard area that
is enclosed by a wood fence. The rear yard areas have a minimum depth of 15 feet
and a minimum area of 405 square feet, with the largest private open space area
being 705 square feet.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 2
10. The proposed project will require the dedication of land to accommodate a 45-foot
half street width and the installation of curb, gutter, sidewalk, street trees, and
lighting along the project frontage.
11. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts, which are consistent with the
General Plan designation of the property.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2004-174) to allow the construction of five town homes on
property owned by Mr. Ben Schulman located at 620 W. Hacienda Avenue in a R-M
(Multiple Family Residential) Zoning District, subject to the following conditions:
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
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 3
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
Plannina Division:
1. Approved Proiect: Approval is granted for a Planned Development Permit to allow
the construction of five town homes located at 620 W. Hacienda Avenue. The
building design and site design shall substantially conform to the project exhibits
listed below, except as may be modified by the conditions of approval herein:
a. Project plans prepared by Richard Haro Drafting and Planning, Inc., and
stamped as received by the Planning Division on June 8, 2005.
b. Color and material board submitted by Richard Haro Drafting and Planning,
Inc., and stamped as received by the Planning Division on December 2,2004.
c. Tentative Subdivision Map and Conceptual Grading and Drainage Plan
prepared by BKF Engineers and stamped as received by the Planning Division
on June 8, 2005.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two-year period or the Planned Development Permit shall be
void.
3. Final Subdivision Map: The Planned Development Permit 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 permits.
4. Landscape and IrriQation Plan: The applicant shall submit a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with the approved conceptual landscape
plan and the City's Water Efficient Landscaping Standards (WELS) and shall include
the following:
a. A flowering vine in the landscape area adjacent to the garages to grow on the
trellises above the garage doors.
5. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site and shall contain specific information 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
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 4
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 permits.
6. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
existing single-family residence to be demolished. Prior to recordation of the Parcel
Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a
certificate of building occupancy.
7. 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.
Formation of a Homeowner's Association;
Continued architectural controls to ensure the architectural integrity of the
project, including a provision that ensures that shared building walls and roofs
are repaired, repainted, and/or replaced as necessary;
Definition of common areas to be maintained and provision of maintenance for
these areas;
Provision of a funding mechanism to ensure maintenance and upkeep of
common areas;
Provision for the availability of interior garage space for the parking of two
vehicles at all times; and
Provision to prohibit the use of parking spaces for storage purposes, including
boats, trailers, and recreational vehicles.
b.
c.
d.
e.
f.
8. Fences: Any new or existing fencing 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 permits for the project. Any
existing fencing to remain shall be determined to be in good condition by the
Community Development Director.
9. Parkina and Driveways:
a. All parking and driveway areas shall be developed in compliance with the
approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 5
b. The applicant shall provide concrete or a decorative paving treatment within the
driveway and parking area for the development. The design and materials shall
be indicated on the building permit plans and shall be reviewed and approved by
the Community Development Director prior to the issuance of building permits.
10. 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).
11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E transformers 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 LiQhtinQ: 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 installation of the lighting for compliance
with all applicable conditions of approval, ordinances, laws and regulations. Lighting
fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
13. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
14. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicant shall provide the location of such vents on the building plan elevations and
roof plans, to the satisfaction of the Community Development Director, prior to
issuance of a building permit.
15. Construction MitiQation 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 national holidays unless an exception is granted by the
Building Official.
b. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 6
d. 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.
e. Prior to the issuance of building permits, 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.
Buildina Division:
16. Permits Required: A building permit application shall be required for each proposed
new residential structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
17. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
18. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
19. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
20. Soils Report: The applicant shall submit two copies of a current soils report
containing foundation and retaining wall design recommendations, prepared to the
satisfaction of the Building Official, with the building permit application. This report
shall be prepared by a licensed engineer specializing in soils mechanics.
21. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. The site plan shall also include site drainage details.
22. 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
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 7
23. Title 24 EnerQV Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8% X 11 calculations shall
be submitted as well.
24. 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
permits, in accordance with U.B.C. Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
25. 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 inches by 36 inches) is available
at the Building Division service counter.
26. 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.
27. Construction FencinQ: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems.
28. Demolition of Structures: All demolitions of existing structures require approval of a
building permit by the City of Campbell Building Inspection Division. Contact the
Division concerning requirements for demolitions prior to attempting to demolish any
structures.
29. ArchaeoloQical & PaleontoloQical 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 Discoverv: 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
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 8
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.
31. Short-Term Air Quality MitiQation 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.
Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind.
Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard.
Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
Install erosion control measures to prevent runoff from the project site.
b.
c.
d.
e.
f.
g.
32. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain
the School District payment form from the City Building Division, after the
Division has approved the building permit application.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 9
FIRE DEPARTMENT
33. 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 mot be construed as a substitute for formal plan review to determine
compliance with adopted model codes. Prior to peñorming any work the applicant
shall make application to, and receive from, the Building Division all applicable
construction permits.
34. Required Fire Flow: The required fire flow for this project is 1,000 gpm at 20 psi
residual pressure. The required fire flow is available from area water mains and fire
hydrant(s), which are located at the required spacing.
35. Private On-Site Fire Hydrants Required: Provide one private on-site fire hydrant
installed per NFPA Standard #24, at a locations to be determined by the Fire
Department. Maximum hydrant spacing shall be 500 feet, with a minimum
acceptable flow of 1,000 GPM at 20 psi residual pressure. Prior to design, the
project civil engineer shall meet with the Fire Department Water Supply Officer to
jointly spot the required fire hydrant locations.
36. On-Site Private Fire Service Mains and/or Hydrants: Installation of private fire
service mains and/or fire hydrants shall conform to NFPA Standards #24 and Fire
Department Standard Details and Specification W-2. If the supply piping is
"combined" (sprinkler system and hydrants), a U.L. approved four-way FDC shall be
provided. A separate installation permit from the fire department is required.
37. Timinq of Required Water Supplv 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 framing or delivery of bulk combustible materials. Building permit issuance
may be withheld until required installations are completed, tested, and accepted.
38. Fire Hvdrant Location Identifier: Prior to project final inspection, the general
contractor shall ensure that an approved "blue dot" fire hydrant location identifier has
been placed in the roadway, as directed by the Fire Department.
39. Fire Apparatus (Enqine) Access Roads Required: Provide access roadways with a
paved all weather suñace, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications sheet A-1.
40. Fire Lane MarkinQ Required: Provide marking for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications Sheet A-1.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 10
41. ParkinQ alonQ Roadways: The required width of fire access roadways shall not be
obstructed in any manner and parking shall not be allowed along roadways les than
28 feet in width. Parking may be permitted alone one side of roadways 28-35 feet in
width. For roadways equal to or greater than 36 feet, parking will be allowed on both
sides of the roadway. Roadway widths shall be measured curb to curb, with parking
space based on an eight foot width.
42. TiminQ of Required Roadway Installations: Required access roads, up through first
lift of asphalt, shall be installed and accepted by the Fire Department prior to the
start of construction. Bulk combustible materials shall not be delivered to the site
until installation so complete. During construction, emergency access roads shall be
maintained clear and unimpeded. Building permit issuance may be withheld until
such installations are completed.
43. 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.
44. Notes on Plans: To prevent review and inspection delays, the Fire Department
conditions of approval shall be re-stated as "notes" on all pending and future plan
submittals and any referenced diagrams to be reproduced onto the future plan
submittal.
PUBLIC WORKS DEPARTMENT
45. Final Map: Prior to issuance of any building permits for the project, the applicant
shall submit a final map for recordation upon approval by the City. The current plan
check fee is $3,200.00 plus $35 per parcel.
46. Preliminary Title Report: Upon submittal of the final map, the applicant shall provide
a current Preliminary Title Report.
47. RiQht-of Wav for Public Street Purposes: Upon recordation of the final map, the
applicant shall cause additional right-of-way to be granted for public street purposes
for a 45 foot half street width along with a 10 foot public service easement on private
property contiguous with the public right-of-way along the Hacienda Avenue
frontage. 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.
48. 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.
49. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide security for setting all monuments shown on the map.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 11
50. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-
way line.
51. 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.
52. Utilities: All 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.
53. 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.
54. 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. This section of Hacienda Avenue has not been 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.
55. GradinQ and DrainaQe 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. No sheet flow will be allowed across public property.
56. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,318 per acre, which is $1,133.
57. 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 City of Campbell Municipal Code regarding storm water
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 12
pollution prevention. The primary objectives are to improve the quality and reduce
the quantity of stormwater runoff to the Bay. Resources to achieve these objectives
include Stormwater Best Management Practices Handbook for New Development
and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality
Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for
Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater
Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA,
2003.
58. Covenants. Conditions. and Restrictions: Provide copies of CC&R's for review by
the City prior to recordation of the final map and CC&R's.
59. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
60. Street Improvements: Upon 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:
a. Topo showing location of all existing utilities including vaults, meter boxes, etc.
and proposed location for all above grade or at grade boxes, vaults, meters, etc.
All such facilities shall be located outside of the public sidewalks;
b. Removal of existing curb, gutter, sidewalk and driveway approach;
c. Construction of new curb, gutter, sidewalk and ADA compliant driveway
approach;
d. Installation of street trees and irrigation at 40 foot on center;
e. Construction of new pavement across the property frontage to the street
centerline of West Hacienda Avenue;
f. Installation of street lights, conduits and conductors and related facilities in
accordance with City of Campbell's Street Lighting Policies;
g. Installation of traffic control, stripes and signs;
h. Construction of conforms to existing public and private improvements, as
necessary.
WEST VALLEY SANITATION DISTRICT
61. Permit Required: The developer is required to pay all applicable plan check fee,
inspection fee, and sewer connection fees, prior to the recordation of the Final Map.
City Council Resolution
PLN2004-174 - 620 W. Hacienda Avenue-Planned Development Permit
Page 13
62. Sewer Maintenance: The on-site sewer shall be a privately maintained system
designed and constructed to the districts' public sewer connection standards.
63. Final Approval: Final approval of the sewer improvement plan will be in the form of a
sewer connection permit.
PASSED AND ADOPTED this 5th
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
APPR
~~
Anne Bybee, City Clerk
day of
July, 2005, by the following roll call
Burr, Hernandez, Furtado, Watson, Kennedy
None
None
None