PC Res 3682
RESOLUTION NO. 3682
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2005-79) TO ALLOW THE
CONSTRUCTION OF 24 ATTACHED SINGLE-FAMILY RESIDENCES,
16 DETACHED SINGLE-FAMILY RESIDENCES AND EXTRACTION
WELL FACILITIES ON PROPERTY OWNED BY THE SANTA CLARA
VALLEY WATER DISTRCIT LOCATED AT 511 & 555 W. CAMPBELL
AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MS. KATHY ROBINSON, ON BEHALF OF
CHARITIES HOUSING AND SANTA CLARA VALLEY WATER
DISTRICT. FILE NO. PLN2005-79.
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 Planning Commission did find as
follows with respect to application PLN2005-79:
1. The development of the proposed project will result in a use that is consistent with
the Low to Medium Density Residential General Plan land use designation.
2. Pursuant to Section 65402 of the Government Code, the sale of property by a public
agency for development is consistent with the General Plan.
3. The development of the proposed project is predicated on a Disposition and
Development Agreement between the applicant and the Redevelopment Agency
whereby the Agency will sell to the applicant the project site.
4. The maximum density allowed under the General Plan is 13 units per gross acre.
The proposed project results in a density of 9.4 units per gross acre.
5. Townhome developments in the City are required to be located within a PO (Planned
Development) Zoning District. The proposed project is consistent with the PO Zoning
District. with the approval of a Planned Development Permit.
6. The project plans illustrate the construction of 40 residential units, three extraction well
buildings, and related parking, circulation and landscaping improvements. Buildings are
proposed in one, two and three-story formats. 110 parking spaces are provided,
equivalent to 2.75 spaces per unit.
7. The project consists of a 72,195 square-foot building of building area, with a building
coverage of 29.5%, landscaping coverage of 39.2% and paving coverage of 31.2%.
8. The project has a Floor Area Ratio (FAR) of .55.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 2
9. The project provides adequate parking through the provision of 110 parking spaces,
equivalent to 2.75 spaces per unit. Provisions are included in the C, C & R's that
require garage parking to remain available for parking.
10. Land uses surrounding the project site include town homes to the north, single family
uses to the east, a church and multiple family residential uses to the south and
single-family uses to the west.
11. The proposed project provides a total of .94 acres of open space, equivalent to an
average of 1,023 square feet per unit. Due to the in-fill nature of the project and its
close proximity to the Campbell Community Center, on site open space is found to
be adequate.
12. The design of the building is compatible with other recently approved residential
projects in the Central Area and relates well with the surrounding neighborhood.
Buildings are well articulated and utilize high quality building materials.
13. 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 Planning Commission 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. Pursuant to Government Code Section 65402, that the Planned Development Permit
is consistent with the General Plan.
4. 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.
5. The development will be compatible with the Zoning Code of the City.
6. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
7. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 3
8. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
9.. 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 Planning Commission recommends
approval of a Planned Development Permit (PLN2005-79) to allow the construction of
24 attached single-family residences, 16 detached single-family residences and
extraction well facilities on property owned by the Santa Clara Valley Water District
located at 511 & 555 W. Campbell Avenue in a P-D (Planned Development) 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
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 40-unit residential development
on properties located at 511-555 West Campbell 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 Van Meter Williams Pollack Architect, dated August
24,2005, including a grading and drainage plan, site plan, floor plans, unit plans
and building elevations consisting of 15 sheets.
b. Color/material board submitted by Van Meter Williams Pollack.
c. Conceptual Landscape Plan prepared by Ripley Design Group
d. Tentative Subdivision Map prepared by Charles Davidson Company, dated
September 6, 2005, as received by the Planning Division consisting of 5 sheets.
2. Permit Expiration: The Planned Development Permit is valid for a period of three
years from the date of final City Council approval. A building permit must be
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 4
obtained within this three year period or the Planned Development Permit shall be
void.
3. Tentative 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. 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 to ensure the long-term 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. A funding mechanism to ensure maintenance and upkeep of common areas and
shared access facilities.
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
5. 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 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 changes:
a. Of the 62 replacement trees along Campbell Avenue and the private interior
driveway 30 percent shall be thirty-six inch box and 70 percent shall be twenty-
four inch box. All other new trees shall be a minimum 15 gallon.
b. The landscape plan shall address the protection and preservation of the eight
existing trees and the relocation of one existing oak tree.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 5
c. The applicant shall provide decorative pavement (e.g. patterned concrete, pavers
or brick) within parking court areas. The design and materials to be used for the
decorative pavement shall be reviewed and approved by the Community
Development Director.
d. The applicant shall submit a tree protection plan for all protected trees to be
retained on site. This plan shall contain specific information about the
preservation of the trees during any grading or building on site. 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.
e. The landscaping plan shall include the planting of climbing vines on both sides of
the sound wall.
6. BuildinQ 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 permits. Project details include, but are not limited
to, the following:
a. Specifications the colors and materials of the building and architectural details.
b. Window schedules for high quality windows and window treatments. Window
rating for STC ratings per the Initial Study shall be provided.
c. Details of trellises and garage doors.
7. Parkinq 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.
8. Fences and Sound Wall: Any newly proposed fencing and/or walls shall comply with
Section 21.18.050 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. The Fencing and Wall Plan shall include the following:
a. Details of the sound wall including landscape pockets
b. Details of open decorative fencing to maintain view corridors into the central
open space area
c. Details of wood fencing along the development perimeter and within the
development.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 6
9. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
unoccupied 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).
10. 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. A utility plan
shall be submitted for review and approval of the Community Development Director,
prior to the issuance of Building Permits.
11. Contractor Contact Information PostinQ: 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 grading or building permits.
12. 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.
13. On-site lighting: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures, placement 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
permits for the project. Lighting fixtures shall be of a decorative design to be
compatible with the development and shall incorporate energy saving features. Low-
intensity, downward-directed lighting shall be used in all outdoor areas within the
project site.
14. Archaeological Resources: If deposits of prehistoric or historical archaeological
materials are encountered curing project construction activities, all work within 50
feet of the discovery shall be redirected and a qualified archaeologist shall be
contacted to evaluate the discoveries and make recommendations regarding their
potential significance and extent throughout the site. If such deposits cannot be
avoided, they shall be evaluated for their California and National Register eligibility.
If the deposits are not eligible, additional mitigation is not necessary. If the deposits
are eligible, they shall be avoided or adverse project effects shall be mitigated.
Upon completion of the archaeologist's evaluation, a report shall be prepared
documenting the methods and results of the research, and recommendations for
additional mitigation. The report should be submitted to the City of Campbell and
the Northwest Information Center (NWIC) at Sonoma State University.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 7
15. 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.
16. Paleontoloqical Resources: If 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 paleontologist shall be contacted to evaluate the situation. A
licensed paleontologist shall be retained to inspect the discovery anr! 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.
17. Noise MitiQation: General construction noise shall be limited to between the hours of
8:00 a.m. and 5:00 p.m. on Monday through Friday and between the hours of 9:00
a.m. and 4:00 p.m. on Saturday.
The project shall comply with the following noise reduction measures:
a. Bedroom windows associated with the buildings along Campbell Avenue require
a sound rating of STC-28 or higher.
b. Bedroom windows associated with buildings along San Tomas Expressway
require a sound rating of STC-30 or higher.
c. Bedrooms within 288 feet of the Campbell Avenue centerline or 547 feet from the
San Tomas Expressway centerline and directly exposed to the traffic require a
mechanical ventilation system, such as an air conditioning system.
18. 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 holidays unless an exception is granted by the Building
Official.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 8
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
permit. 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 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.
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
h. The "Basic Measures" and the "Enhanced Measures" listed in Table 1 from
BAAQMD CEQA Guidelines, 1999, shall be incorporated into the construction
plans and implemented for the proposed project. The "Optional Measures" listed
below shall also be incorporated. The City shall review the construction plans to
ensure these measures have been incorporated:
i. Install wheel washers for all existing trucks, or wash off all trucks and
equipment prior to leaving the site;
ii. Suspend excavation and grading activity when winds exceed 25 miles per
hour; and
iii. Limit the area subject to excavation, grading and other construction activity to
2 acres at anyone time.
Building Division:
19. Permits Required: A building permit application shall be required for each proposed
new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
20. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 9
21. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
22. 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.
23. 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.
24. 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.
25. 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
26. Title 24 EnerQY 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
also be submitted.
27. Special Inspections; When a special inspection is required by UBC 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 UBC Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
28. Santa Clara Valley Non-Point Source Pollution Control ProQram; 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.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 10
29. 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. 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.
d. Bay Area Air Quality Management District (Demolitions only) (415-771-6000)
30. PG&E: Applicant is advised to contact Pacific Gas & Electric Company as early as
possible in the approval process. Service installations, changes and/or relocation
may require substantial scheduling time and can cause significant delays in the
approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole locations and required conductor clearances.
31. 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 as per condition No.5 of this approval.
32. Area Subject to Liquefaction: This property has been geologically identified as
subject to liquefaction. Applicant shall comply with requirements of California Public
Resources Code Section 2697.
FIRE DEPARTMENT
33. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are not spaced at the required spacing.
34. Public Fire Hvdrantls) Required; Provide public fire hydrant(s) at location(s) to be
determined by the Fire Department and San Jose Water Company. Hydrant(s) shall
have a minimum single flow of 100 GMP at 20 psi residual, with spacing not to
exceed 250 feet. Prior to applying for building permit, provide civil drawings
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 11
reflecting all fire hydrants serving the site. To prevent building permit delays, the
developer shall pay all required fees to the water company ASAP.
35. Timinq of Required Water Supply Installations; Installations 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.
36. Fire Hydrant 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.
Prior to installation, a copy of the Fire Department "approved" underground fire
service drawings shall be provided to the San Jose Water Company for record
purposes. To prevent engineering delays, the underground contractor shall submit
to the Fire Department three sets of shop drawings designed per NFPA Std., #24, a
completed permit application and applicable fees for review and approval ASAP.
37. Fire Apparatus (EnQine) Access Roads Required; Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet, 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside and a maximum slope of 15 percent. Installations shall conform
to Fire Department Standard Details and Specifications Sheet A-1.
38. Secondary Access Required: Provide a secondary access point. Installations and
Design of Secondary Access shall conform to Fire Department Standard Details and
Specifications A-4. Location on EVA on drawings is noted and approved.
39. Fire Lane Markinqs 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 A-6.
40. 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 less than
28 feet in width. Parking may be permitted along 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 face to curb face,
with parking space based on an 8 foot width.
41. 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
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 12
start of combustible construction. During construction, emergency access roads
shall be maintained clear and unimpeded. Note that building permit issuance may
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
42. 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 background.
PUBLIC WORKS
43. 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, pay various fees/deposits and submit the map in a
digital format acceptable to the City.
44. Preliminary Title Report: Upon submittal of the tract map, the applicant shall provide
a current (within the past 6 months) Preliminary Title Report.
45. Public Service Easement and Sidewalk Easement: Upon recordation of the Final
Map, the applicant shall grant a 5' public service easement and sidewalk easement
on private property contiguous with the public right-of-way along the Campbell
Avenue frontage. The applicant shall have all documents prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
46. Private Easements: Upon recordation of the Final Map, the applicant shall have
private easements recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
47. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
48. Street Improvements: Prior to recordation of the Final Map, the applicant shall
execute a street improvement agreement, have plans for public street improvements
prepared by a registered civil engineer, pay various fees and deposits and 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. Show location of all existing utilities within the new and existing public right of
way.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 13
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approaches and necessary sidewalk, curb and
gutter.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
e. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
f. Installation of street trees at a minimum of 40 feet on center.
g. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, stripes and signs to preclude left turns into the project
driveway.
i. Installation of traffic control, stripes and signs as direct by Traffic Engineer.
j. Construction of conforms to existing public and private improvements, as
necessary.
49. Additional Traffic and Safety Improvements; The Planning Commission is asking the
City Council to further study and resolve traffic and safety concerns that include left
turns onto the project site, left turns out of the project site, northbound left turns from
Dot Avenue, the bus stop location, a study of potential alternative vehicular route
patterns and consideration of pedestrian foot traffic.
50. 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, and
the design engineer shall submit as-built drawings to the City.
51. Water Meter(s) and Sewer C!eanout(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.
52. 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.
53. 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.
54. 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
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 14
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.
55. 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. Campbell Avenue has 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.
56. 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.
57. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay
the most current Storm Drain Area fee, currently set at $2,385 per net acre, which is
$7,131 (subject to change).
58. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment (UCA 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
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 15
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
RE UIREMENTS FOR GROUP 1 AND GROUP 2 PROJECTS:
a. Upon submission of the tentative map, the applicant shall calculate and submit to
the City the amount of impervious surface created by the development.
b. The applicant's designer or engineer shall submit the required certification for
sizing, selection, and preliminary design of treatment BMP's for the project site to
meet the requirements of the City of Campbell's NPDES permit, No. 01-119,
Provision C.3.
c. The applicant shall comply with the requirements of the NPDES Construction
General Permit.
d. Upon submission of the Final Map, the applicant shall sign the "Covenants for the
Operation and Maintenance of Stormwater Facilities".
e. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
59. 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 stormwater pollution prevention
measures installed or provided as a part of this project.
60. State General Construction Activitv Permit: Prior to issuance of any grading or
building permits, the applicant shall comply with the State General Construction
Activity Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall
provide the City with a copy of the filed Notice of Intent and SWPPP.
61. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by
the City prior to recordation of the Final Map and CC&Rs.
Planning Commission Resolution No. 3682
PLN2005-79 - 511 & 555 W. Campbell Avenue
Recommending Approval of a Planned Development Permit
Page 16
62. Demolition: Prior to recording of the Final Map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
63. Asbestos and Lead: Consistent with the list of regulatory requirements contained in
the Asbestos and Lead Survey Report prepared for the project site, all asbestos-
containing materials shall be abated by a certified asbestos abatement contractor in
accordance with construction worker health and safety regulations and the
regulations and notification requirements of the Bay Area Air Quality Management
District (BAAQMD) (29 CFR 1926.1101; 40 CFR 61 and 152; Title 8 CCR Section
1529; BAAQMD Regulation 11, Rule 2). The removal and disposal of lead-based
paint within the project site shall be completed in accordance with federal and State
construction worker health and safety regulations (29 CFR, Part 1926.62; Title 8,
CCR section 532.1; CDHS Training, Certification and Work Practices Rule).
64. Pesticide Contamination: Prior to the issuance of grading or construction permits for
development of the proposed project, the extent of pesticide-affected surficial soil
near boring location S5 (as indicated in the Soil Qualitv Evaluation prepared for the
project site) shall be determined. The contamination shall be remediated such that
pesticide contamination in this portion of the project site is below the residential
Environmental Screening Level (ELS).
65. Redevelopment AQencv: The applicant shall develop 40 below market rate
residential units consistent with the Disposition and Development and Loan
Agreement approved by the City Council and the Redevelopment Agency Board.
PASSED AND ADOPTED this 11th day of October, 2005, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Rocha and
Roseberry
NOES: Commissioners: Gibbons
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVE~¿¿?t1 ~ b b/J?;/
Eliza th Gibbons, Chair