PC Res 2817A'I~ACHMENT 2
RESOLUTION NO. 2817
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE C1TY OF CAMPBELL, STATE OF CALIFORNIA,
RECOMMENDING APPROVAL OF A REINSTATEMENT TO A
PREVIOUSLY APPROVED PLANNED DEVELOPMENT PERMIT,
AND A REVISED DEVELOPMENT SCHEDULE, TO ALLOW THE
CONSTRUCTION OF 348 MULTIPLE-FAMILY RESIDENTIAL
PROJECT ON PROPERTY LOCATED AT 500 RAILWAY AVENUE,
IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF WESTERN GRAVEL COMPANY,
FILE NO. R 92-08 (PD 90-07).
After notification and Public Hearing as specified by law on the application of
Western Gravel Company, for approval of a reinstatement to a previously
approved Planned Development, and a revised Development Schedule to
allow 348 Multiple-Family Residential project, on property located at 500
Railway Avenue, in a PD (Planned Development) Zoning District; and, after
presentation by the Planning Director, proponents and opponents, the
hearing was closed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with regard to File No. R 92-08 (PD 90-07):
General Plan and Zoning: There have been no changes in the General
Plan and Zoning in this area since the previous City Council approval
of this project on September 3, 1991;
Environmental: environmental conditions are similar to those
previously evaluated when a negative Declaration was granted for the
project; and,
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Changes: The proposed project is the same as that previously approved
with the exception of project phasing and scheduling.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
The proposed development and uses dearly would result in a
more desirable environment and use of the land than would
be possible under any other zoning classification.
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The development and uses would be compatible with the
General PIan and zoning ordinances of the City and will aid in
the harmonious development of the immediate area.
The proposed development would 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.
The proposed development would not be detrimental to the
health, safety or welfare of the neighborhood or the City as a
whole.
The proposed site is adequately served by streets of sufficient
capacity to carry the kind and quantity of traffic such use would
generate;
The proposed use is compatible with the uses in the area.
Based upon the above findings, the Planning Commission recommends
approval of the reinstatement and revised development schedule, subject to
the following revised Conditions of Approval:
SITE AND BUILDING DESIGN
1. Approved Project: This approval is for a 348-unit multiple
family residential project located on a 12.4 acre site identified as
Assessor's Parcel Numbers 412-01-017, 412-03-003, and 412-03-
004. Development shall be substantially as shown on the
project materials listed below, except as may be modified by
conditions contained herein: (Planning)
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Project drawings for Campbell Creekside Partnership
consisting of 13 sheets dated received on May 17, 1991 on
file in the Planning Department with the exception of the
site plan.
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Site plan dated received on July 17, 1991 on file in the
Planning Department.
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Color palette on-file in the Planning Department.
Two perspective drawings dated received on July 1, 1991
on file in the Planning Department.
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Revised Site Plan
The applicant shall submit a revised site plan indicating the
following modifications to the Planning Department for
review and approval:
Realignment of the southerly portion of the loop road.
P.r'.aza 2. The intent of this condition is to eliminate the
potential for excess vehicular speed along the
loop rOad and to improve the visual _appearance of the
road. The revised site plan shall be submitted for review
and approval of the Planning Department and the City
Engineer prior to issuance of building permits, lc: P~.a~e 2.
(Public Works/Planning)
Adjustments to the roadway adjacent to the Timbercove
Mobile Home Park to provide a minimum of five feet of
landscape area adjacent to the property line.
The sport court shall be deleted.
Revised Elevations
The applicant shall submit revised building elevations for
review and approval by a committee of the City Council prior
to issuance of building permits. The committee shall not take
action until the Planning Commission has provided a
recommendation regarding the modifications. The elevations
shall be modified as follows:
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Enhancements to the building entries for all residential
structures. The applicant may employ an arch, trellis,
gabled roof structure, or other similar treatment to
increase the prominence of the entryway. Several
different treatments shall be utilized to increase the
individual identity of the buildings. Plans for the
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entryway enhancements shall be submittal for review and
approval of the Site and Architectural Review Committee
prior to issuance of building permits.
Modification to the end elevations of Buildings 1, 3, and 5.
The intent of this condition is to provide additional
visual interest and to reduce the blank wall space on the
side elevations.
Modifications to the end elevations of Buildings 3, 4, 6,
and 7. The intent of this condition is to provide
additional visual interest and consistency to the side
elevations. The applicant should utilize the perspective
drawing viewing the project form the creek trail as a
guide.
d. Details on window, door and other building trim.
e. Deletion of the stoops on Building 1.
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The final building design shall further reinforce the
quality of the development and its uniqueness. The
applicant shall incorporate architectural features to add
visual interest, vary the building wall planes and
customize the individual building designs, such as the
following:
projecting architectural features,
dormer window elements,
projecting or recessed window bays,
projecting or recessed balconies,
railing detailing,
window or column buttresses,
enhanced eave treatments,
enhanced window mullion or frame details,
color accents~
other elements which achieve the Objectives
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Additionally, the color palettes shall be varied to give an individual
identity to the buildings.
Hei~zht of Platform Structures
The first story finished floor height for all Phase 2 platform structures
shall as dose to adjoining grade as possible without requiring
mechanical ventilation systems in the basement parking garage. Details
shall be included in the final elevations and grading plans. The final
plans shall be submitted for review and approval of the Planning
Department prior to issuance of building or grading permits for P~.azc 2
of the project. (Planning)
Equipment Screening:
All mechanical equipment and utility meters including ground-
mounted air conditioning units shall be visually screened by fencing and
landscaping. Details on the screening shall be included in the final
landscape plan. (Planning)
Fencing Plan
A fencing plan shall be submitted for review and approval of the
Planning Department prior to issuance of building permits. The plan
shall contain details on the location and design of all fencing and walls
to be used in the project. Fencing shall be as shown on the approved site
plan except as specified below or contained herein:
Applicant shall construct a solid masonry wall or a fence (type to be
determined by the City) along the portion of the northerly property
line that abuts the City's Service Center. The City and the applicant
shall enter into a cost sharing agreement for the construction of the
wall. Each party will pay one-half the cost of construction of the
wall or fence. (Public Works)
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Provide fencing on the southerly side of the Creek Trail access
easement. The fencing shall be of a type that is low and visually
open. Opening shall be provided to allow residents to access the
easement.
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The fencing along the property line shared with the Timbercove
Mobile Home Park shall be six feet in height.
The optional four foot high wrought iron fence shown on the site
plan shall not be installed at this time. The City may require the
applicant to install said fencing in the future should problems with
the interface between the project and the Creek Trail arise.
e. No fencing shall be provided around children's play areas.
Color Palette
The final color palette shall be submitted for review and approval of the
a committee of the City Council prior to issuance of building permits in
conjunction with the modifications required under Condition 3.
Multiple color palettes shall be utilized to individualize the appearance
of the buildings.
Building Materials
Building siding shall be single-board masonite or wood siding. The applicant
shall provide a siding and roofing sample for Planning Department review and
approval prior to issuance of building permits.
Railway Avenue Street Frontage
The site and landscape plans shall be revised to reflect the following
modifications to the Railway Avenue frontage (Planning):
a. 10-foot wide monolithic sidewalk (LID #30 improvements).
Trees and tree wells in sidewalk adjacent to curb. The species of the street
tree shall be as specified by the City of Campbell for Railway Avenue (LID
#30 improvements).
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Provision of pedestrian-scaled lighting devices along sidewalk (LID #30
improvements).
Row of trees along the east side of the sidewalk.
e. Low, open fence or similar treatment to provide a residential theme to
the streetscape and to define building entryway.
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An enhanced and prominent treatment to the main project entryway. The
treatment may include upgraded landscaping, monumentation, and/or
signage or other similar devices to comply with this condition.
10. Parking
The approved parking ratio is 1.82 spaces per dwelling unit.
11. Covered Parking
One covered parking space shall be provided for each dwelling unit. The
applicant shall submit a plan showing the location of the covered spaces and the
design and appearance of the structures. Parking cover structures shall be
architecturally compatible with the design of the residential structures and shall
utilize similar building materials. Covered parking plans shall be submitted for
review and approval of the Planning Department prior to issuance of building
permits. (Planning)
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12. Promenade/Fire Lane
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A decorative and contrasting pavement treatment shall be utilized on the
promenade/fire lane along the easterly property line, as conceptually
illustrated in the landscape plan. Details on the design and materials
utilized in this area shall be submitted to the Planning and Fire
Departments for review and approval prior to issuance of building permits.
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The applicant shall spedfy means of preventing public access to the fire
lane/promenade. Details on limiting access to the fire lane shall be
approved by the Planning and Fire Departments prior to issuance of
building permits. 1 (Planning)
13. Access to Trail Connection
Provide access points from the project to the pedestrian easement along the site's
northerly property line. (Public Works)
14. Retaining Walls:
Retaining walls at property lines are limited to a height of 15 inches if
constructed of wood. (Building)
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LANDSCAPING
15. Landscape Plan:
A final landscape and irrigation plan indicating the type and size of plant
material and details on the irrigation system shall be submitted to the Planning
Department for review and approval prior to issuance of building permits.
(Planning)
All trees shall be a minimum of 24" box container size except trees planted
within the parking areas. Trees in the parking areas shall be a minimum of 15
gallon container size.
All shrubs shall be a minimum of 5 gallon container size except for accent shrubs
which may be a minimum of 1 gallon container size.
All landscaped areas not covered by trees, shrubs, or turf shall be planted with
groundcover.
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Substantial landscaping shall be provided where parking spaces abut the
apartment units. The intent of this condition is to mitigate visual and privacy
impacts and to minimize light intrusion from automobile headlights.
A mixture of deciduous and evergreen tree species shall be provided to ensure
adequate tree cover and screening during winter months. The arrangement of
evergreen and deciduous trees shall be sensitive to passive solar design
principles.
Trees shall be densely planted along the property lines abutting the Timbercove
Mobile Home Park to mitigate visual and privacy impacts.
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Landscaping within the courtyard between Buildings 2 and 3 and Buildings 4 and
5 shall be designed to balance functional, passive open space areas with
mounding treatments. The intent of the landscape mounds is to mitigate the
perceived height of the residential buildings.
Long-term, permanent trees that obtain substantial size shall be incorporated
into appropriate locations in the landscape design.
All plant material shall be served by an automatic underground irrigation
system.
16. Water Efficient Landscape Standards:
The final landscape and irrigation plan. shall comply with the City's Water Efficient
Landscape Standards (W-ELS). A WELS checklist shall be submitted with the final
landscape plan. (Planning)
17. Replacement Trees
Four trees may be removed as identified in the approved tree survey. The removed
trees shall be replaced with trees that equal the diameter of the trees to be removed, as
specified in WELS. The location and type of the replacement trees shall be shown on
the final landscape plan. (Planning)
18. Tree Protection
All retained trees shall be protected in accordance with the requirements of WELS.
No tree designated to be retained on the approved tree survey shall be removed
without the written approval of the Director of Planning. (Planning)
STREET/SITE IMPROVEMENTS
19. Parking and Driveways:
All parking and driveway areas to be developed in compliance with Chapter 21.50 of
the Campbell Municipal code. All parking spaces to be provided with appropriate
concrete curbs or bumper guards. (Planning)
20. Signs:
A sign program shall be submitted in accordance with provisions of the Sign
Ordinance for all signs, except as may be specified herein. No sign to be installed until
the sign program is approved and a permit issued by the Planning and Building
Departments (Section 21.53 of the Campbell Municipal Code). (Planning)
The program shall include details on building identification and directional
signage.
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Signage shall be provided to encourage non-residents to access the Creek Trail
through the public Creek Trail access easement rather than through the
development.
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21. Off-site Signage
One off-site directional sign may be installed at the northeast comer of Winchester
Boulevard and Kennedy Avenue at 2260 S. Winchester Boulevard. The detailed
design of the sign shall be submitted for review and approval of the Site and
Architectural Review Committee (SARC) prior to issuance of a sign permit. The
project's off-site sign and the business's on-site freestanding sign shall be integrated
into one integrated sign structure. The applicant shall provide written
documentation that the property owner consents to the construction of the new sign
on-site prior to approval by SARC. The City has the right to review this approval
after five years and anytime thereafter to determine if off-site signage is still
appropriate. The City may terminate the approval anytime after five years and
require removal of the sign. (Planning)
22. Soils and Geologic Report
A soils and geologic report'shall be submitted to the Planning and Public Works
Departments prior to issuance of building or grading permits. The report shall
include the investigation of the site's potential for surface rupture, ground
acceleration, and liquefaction. The study shall recommend measures to reduce the
potential for seismic hazards. The report shall specify requirements for site grading,
drainage, and foundation design. (Planning/Public Works)
23. Grading, Drainage and Erosion Control Plans:
Final grading, drainage and erosion control plans shall be submitted to the Planning
Department and Public Works Department for review and approval prior to the
issuance of building or grading permits.
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The grading and drainage plans shall cover both phases of the project.
(Planning)
The grading plan shall contain details on the height and design of all retaining
walls. (Planning)
Drainage from the development shall not surface drain across the Los Gatos
Creek Trail. (Public Works)
d. Provide four sets of grading and drainage plans (Public Works)
In preparing the drainage plan, the applicant shall investigate means to reduce
drainage impacts to the City's storm drain system. (Public Works)
24.
Construction Mitigation Measures:
a. The construction site shall be sprayed with water as necessary, but not less than
twice per day, to control dust.
b. Haul trucks and material stockpiles shall be covered.
The construction area and surrounding streets shall be cleaned as necessary, but
not less than once daily.
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The applicant shall direct all construction traffic onto commercial and industrial
streets, such as Kennedy and Railway Avenues, and arterial streets to obtain
access to the site. (Building)
25. Lighting Plan
The applicant shall submit details on the location and type of all on-site lighting for
review and approval of the Planning Department prior to issuance of building
permits. Lighting shall be provided in all parking areas and pedestrian-scaled lighting
shall be provided along all walkways and the promenade. The applicant shall submit
photometric information with the lighting plan. Lighting levels along walkways
should be sufficient to ensure pedestrian safety. Lighting shall not spill-over onto
adjoining properties. Lighting shall be provided along the pedestrian easement to the
Los Gatos Creek Trail and around the comfort station. (Planning)
26. Street Dedication
Dedicate additional right-of-way to widen Railway and Kennedy Avenues to 30 feet
from centerline. (Public Works) (Acquired with LID #30)
27. Street Improvements
Execute an agreement to install street improvements along the development's
Railway Avenue frontage and on Kennedy Avenue, east of the railroad tracks to
match improvements on the west side of the tracks. This agreement will require
participation in a local improvement district, when formed. (Public Works)
(Performed in conjunction with LID #30 with exception of a three-way stop sign at the
intersection of Kennedy, Railways Avenues and the project driveway)
28. Traffic Signal
Install a traffic signal and modify the intersection of Winchester Boulevard and
Kennedy Avenue as directed by the City Engineer. The City and the applicant shall
enter into a cost sharing agreement for construction of the signal. Each party will pay
one-half the cost of construction of the signal. Measures shall be incorporated to
discourage cut-through traffic from utilizing E1 Caminito Avenue. (Public Works)
29. Encroachment Permit
Provide improvement plans, pay fees, and post surety required to obtain an
encroachment permit for all work within the public right-of-way. (Public Works)
30. Building Occupancy:
Building occupancy will not be allowed until ail public improvements are installed.
This requirement shall not include improvements included in a local improvement
district. (Public Works)
PROPERTY MANAGEMENT/UTILITIES
31. 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 vacant structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 & 11.414, 1985 Ed. Uniform Fire Code).
(Fire)
32. Garbage Collection:
Ordinance No. 782 of the Campbell Municipal Code stipulates that any contract for the
collection and disposal of refuse, garbage, wet garbage and rubbish produced within
the limits of the City of Campbell shall be made with Green Valley Disposal
Company. This requirement applies to all single-family dwellings, multiple family
dwellings, and all commercial, business, industrial, manufacturing, and construction
establishments. (Fire)
33. Trash Enclosures:
Trash enclosures of a size and quantity necessary to serve the development shall be
located in areas approved by the Fire and Planning Departments. The endosures
shall consist of a concrete floor surrounded by a six-foot high solid wall and have self-
closing doors of a size specified by the Fire Department. All enclosures shall be
constructed at grade level and have a level area adjacent to the trash enclosure area to
service these containers. The exterior material of the enclosure wall shall be similar
to material used on the residential structures. One enclosure in each phase shall be
sized to accommodate recycling bins. The recycling bins should be centrally located in
each phase. (Planning)
34. Site Maintenance
After construction, the site shall be kept free of weeds, trash, and litter.
35. Parking Management System
This complex shall utilize a parking management system at all times. The applicant
shall submit details on the system for review and approval of the Planning
Department prior to issuance of building permits. The system shall include the
following items:
a. Parking stickers applied to tenant's cars
b. Limitation on the number of cars that may be allowed per tenant.
c. Procedures for towing of unauthorized vehicles.
d. Procedures for requiring that tenants park in their assigned parking spaces.
The applicant shall record a covenant running with the land that indicates that a
parking management system acceptable to the City of Campbell is required. The
covenant shall be recorded prior to issuance of building permits. The applicant shall
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submit a draft copy of the covenant for review and approval by the Planning
Department and City Attorney prior to recordation. (Planning)
36. Maintenance of Landscaping
All landscaping shall be maintained in healthy, growing condition. Any plants that
die shall be replaced by a similar species. (Planning)
37. Affordable Housing
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The applicant shall comply with the Redevelopment Agency's affordable
housing policy by providing a minimum of 6% of the units affordable to very
low income households and a minimum of 9% of the units affordable to
moderate income households. The applicant may comply with the Agency
policy through alternative arrangements acceptable to the Redevelopment
Agency Board through approval of '..r'.e =x owner participation or other
development agreement (OPA). ~ .... '~--" ........ · ....... ~ ...... ~-~,-
............................ F'J ............ 0 .... J I'* .... J ........ "1 ................
~'"'"'~" ~^ ~'~'"~' ~ only. The OPA shall be approved prior to issuance of building
permits. (Redevelopment)
Any owner participation or Redevelopment Agreement shall contain provisions
for a covenant running with the land that requires compliance with the
Redevelopment Agency's affordable housing policy. The covenant shall be
recorded prior to issuance of building permits. A draft covenant shall be
submitted for review and approval of the Redevelopment Agency prior to
recordation. (Redevelopment)
38. Underground Utilities:
Underground utilities to be provided per Section 20.36.150 of the Campbell Municipal
Code. (Public Works)
39. Utility Boxes and Back-Flow Preventers:
Applicant to submit a plan to the Planning Department, prior to installation of Pacific
Gas and Electric transformer boxes and San Jose Water Company backflow preventers,
indicating the location of the devices for review and approval of the Planning
Department. These devices shall be screened from public view. (Planning)
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40. Utility Connections:
Plans submitted to the Building Division [or plan check shall indicate clearly the
location of all connections for underground utilities including water, sewer, electric,
telephone and television cables, etc. (Building)
PUBLIC SAFETY/WELFARE
41. Handicapped Requirements:
Applicant shall comply with all appropriate State and City requirements for the
handicapped. (Building)
42. Noise Levels:
Noise levels for the interior of residential units shall comply with minimum State
(Title 25) and local standards as indicated in the Noise element of the Campbell
General Plan. (Building)
43. Par Course Relocation
Indicate on plans if any existing par course exerdse stations adjacent to this site will
conflict with the development. If necessary, provide plans for the relocation of
existing par course exercise stations. Relocation shall be coordinated with the Public
Work Department. Relocation of the par course stations is to be completed by the
developer with the approval of the Public Works Department. (Public Works)
44. Creek Trail Amenities
The applicant shall provide two sitting benches and a drinking fountain along the Los
Gatos Creek Trail. The location and details of these items shall be submitted for
review and approval of the Public Works Department prior to issuance of building
permits. (Public Works)
45. Public Service Easement
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Dedicate the public trail connection along the site's northerly property line as a 16
foot wide public service easement (PSE) as shown on the approved site plan.
(Public Works)
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Provide plan for review and approval of the Planning and Public Works
Departments for construction of the pathway and lighting, landscaping, and
irrigation within the public service easement. The pathway design shall utilize
CalTrans standards. (Public Works)
Applicant is responsible for construction of the pathway per the approved
construction plans. (Public Works)
The applicant is responsible for maintenance of the lighting, landscaping, and
irrigation. The applicant shall execute a maintenance agreement with the City
for maintenance of these facilities. (Public Works)
46. Utilities
Provide evidence from all utility companies that the proposed development can be
served. (Public Works)
47. Tract Map (Previously # 51,)
Process and file a final tract map. (Public Works)
48. Hazardous Materials
The applicant shall submit a detailed hazardous materials study for review and
approval of the Fire Department. Provide a mitigation plan to remove or treat any
hazardous materials found on-site. The applicant shall file a Hazardous Materials
Closure Plan with the Fire Department for the entire site prior to issuance of building
permits. The applicant shall obtain a release from the Air Quality Control Board if
asbestos is to removed from the site. (Fire)
49. Creek Trail/Proiect Interface
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The applicant shall install and maintain landscaping between the Los Gatos
Creek Trail and the site's easterly property line where the site directly abuts the
Los Gatos Creek right-of-way. Landscaping is to consist of low-maintenance,
drought tolerant naturalized shrubs and ground covers. No trees are required.
(Public Works)
Plans for landscaping and irrigation of this area shall be submitted and approved
by the Planning Department and the Santa Clara Valley Water District (SCVWD).
(Planning)
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A maintenance agreement shall be executed between the developer and the
SCVWD for maintenance of this landscaped area. (Public Works)
If approval cannot be secured from the SCVWD to allow landscaping in the
Creek right-of-way, this condition shall be void.
MISCELLANEOUS
50. Archeological Finds:
If archeological materials are uncovered during construction, all earthwork within
100 feet of the materials shall be stopped. The Planning Department shall be notified
immediately upon discovery of any archeological materials. The applicant shall have
a professional archeologist examine and determine the significance of the find. If
significant, the archeologist shall recommend mitigation measures for review and
approval by the Planning Department to be implemented by the applicant. Work
shall not commence until written authorization has been provided by the Planning
Department. The archeologist possess certification from the Society of California
Archeology or the Society of Professional Archeology. (Planning)
51. Santa Clara Valley Water District
Prior to issuance of building permits, compliance with requirements of the Santa
Clara Valley Water District shall be demonstrated, including the fol. lowing items:
Provide two 18 foot wide access points for the Santa Clara Valley Water District
(SCVWD) to the Los Gatos Creek. The location for the access points shall be
approved by SCVWD and the Planning Department.
Provide a seven foot wide flood control and maintenance easement along the
eastern property line abutting the Los Gatos Creek right-of-way.
Grading adjacent to the Los Gatos Creek right-of-way shall comply with SCVWD
standards.
d. Any abandoned or existing wells shall be registered with SCVWD.
Obtain all permits necessary from the Santa Clara Valley Water District,
including a permit for a storm drain outfall to Los Gatos Creek. (Public Works)
52. Storm Drain Fee
Pay Storm Drain Fee of $25,610. (Public Works)
53. Highway 17/Los Gatos Creek Corridor Plantings
Applicant shall plant trees between Highway 17 and the Los Gatos Creek to partially
screen views of the project site when viewed from Highway 17. One tree shall be
provided for every 75 feet of frontage
adjacent to the Creek. The trees shall be 24-inch box container size. The applicant and
the City shall cooperate in securing approval from the Santa Clara Valley Water
District or California Department of Transportation as appropriate to implement this
condition. If approval cannot be obtained, this conditions shall be void. (Planning)
54. NPDES Permit
55.
Applicant is advised that the Regional Water Quality Control Board will require that
all construction on sites larger than five acres will require the project to be covered by
a National Pollutant Discharge Elimination System (NPDES) permit. Permit
conditions may require construction and post-construction stormwater management
plans. The applicant is responsible for obtaining this permit, and paying associated
fees and providing plans as required. (Public Works)
Sewer:
Comply with requirements of the West Valley Sanitation District for sewer hook up.
The Building Department shall inspect and approve the sanitary sewer lift station.
(Public Works)
56. Federal/State Agencies
Comply with all applicable requirements of federal and state agencies with
jurisdiction over the Los Gatos Creek (Planning)
57. Water Service
Comply with requirements of the San Jose Water Company for water service.
(Planning)
58. Development Schedule:
a. Project to be constructed in one phase.
b. Construction to commence on, or before September 30, 1993.
c. Construction to be completed on, or before June 30, 1995.
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This time schedule may be modified by approval of a Development Agreement
or Owner Participation Agreement between the applicant and the City of
Campbell.
59. Payment of Fce~:
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60.
The Building Division Fees will stay the same if permits are issued within one year.
After more than a year has elapsed, the fees in effect at the time that the build, ding
permit s is issued will be assessed. (Public Works)
Svrinkler Protection: All buildings shall be provided with supervised fire sprinkler
protection. (Fire)
61. Hydrants: On-site fire hydrants are required based upon 3,000 GPM fire flow. (Fire)
2.
Park Dedication Fee: Applicant to pay park impact fee of $791,352 (348 units X $4,548
with 50% credit for on-site open space per letter from City of Campbell dated May 17,
1992) as a condition of applying for building permits.
Enacting the Resolution No. 2817, for the above-referenced property.
PASSED AND ADOPTED this 13th day of October 1992, by the following roll call vote:
AYES:
NOEs:
ABSENT:
Commissioners:
CommissiOnerS:
Commissioners:
Alne, Higgins, Fox, Perrine, Wilkinson,
Dougherty, Meyer-Kennedy
None
None
APPROVED:
David Fox, Chairperson
ATTEST:
Steve Piasecki, Secretary