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PC Res 3768 RESOLUTION NO. 3768 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2006-60) TO ALLOW THE CONSTRUCTION OF 20 TOWNHOMES ON PROPERTY OWNED BY PANCAL SALMAR, A CALIFORNIA LIMITED PARTNERSHIP, LOCATED AT 430-450 SALMAR AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. LEONARD HUFTON, ON BEHALF OF PAN CAL CORPORATION. FILE NO: PLN2006-60. 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 PLN2006-60: 1. The density of the proposed project site is 14.1 units per gross acre, which is consistent with the General Plan land use designation of Commercial/Professional Office/Residential (up to 27 units per gross acre). 2. The proposed project is consistent with the Planned Development Zoning Ordinance. 3. The site plan proposes the construction of 20 townhouse units, each on individual lots. All of the residences would take vehicular access from a 20- to 29-foot wide, common driveway. 4. The project provides a total of 58 parking spaces (2.9 spaces per unit), where 70 parking spaces (3.5 spaces per unit) are required. A Parking Exception of 17% can be accommodated as the project is located within ~ mile of the Downtown Light Rail Station. 5. The completed project would consist of 20 town homes with a building coverage of 32.86%; driveway area of 29.16%; open space area of 17.70%; private open space area of 9.32%; walkway/entry stairs area of 6.98%, and an open space area of 3.98%. 6. The proposed project will have a floor area ratio of 0.87. 7. Each of the units has a private open space area ranging from 130 square feet to 736 square feet, with a project of average of 256.7 square feet. 8. A finding of Categorical Exemption has been made pursuant to Section 15332, Class 32, of the California Environmental Quality Act (CEQA). Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 2 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. 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. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2006-60) to allow the construction of 20 townhomes on property owned by Pancal Salmar, a California Limited Partnership, located at 430-450 Salmar Avenue in a P-D (Planned Development) Zoning District. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Planned Development Permit to allow the construction of twenty townhouses located at 430-450 Salmar Avenue. The Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 3 building designs 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 JGA Architects dated June 23, 2006; Greg G. Ing & Associates, dated June 27, 2006; and, Charles W. Davidson Company dated June 23, 2006. b. Colored elevation and material board 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 Map: The Planned Development Permit approval is contingent upon recordation of the Final Map to divide the subject property. The Final Map shall be recorded prior to the issuance of building permits. 4. Landscape and Irriaation 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 to the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). 5. Park Impact Fee: A park impact fee, based on a density range of thirteen to twenty- one units per gross acre (currently $6,616 per unit, but subject to change), 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 Final Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 6. 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). 7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back- flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Community Development Director. 8. On-Site Liahtina: 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 Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 4 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. 9. Construction Mitiaation Measures: The applicant shall implement the following construction mitigation measures: a. Dust and Run-Off Mitigation: i. Use dust-proof chutes for loading construction debris onto trucks. ii. Water or cover stockpiles of debris, soil, and other materials than can be blown away by the wind. iii. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of free board. iv. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. v. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. vi. Enclose, cover, water, twice daily, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). b. Noise Mitigation: i. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. ii. Truck routes to and from the construction site should be established and submitted to the city for review and approval prior to the issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. iii. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. iv. Unnecessary idling of internal combustion engines shall be strictly prohibited. v. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 5 as possible from noise-sensitive receptors such as existing residences and businesses. vi. Prior to the issuance of a 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. vii. Construction equipment, vehicles, and workers associated with the development of the project shall not be permitted to park on any residential streets. c. No pile driving is allowed for construction of the project. d. All active construction areas shall be watered at least twice daily. 10. Parkina and Drivewavs: 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. 11. Covenants. Codes and Restrictions lCC&R's): Prior to recordation of the Parcel Map, the applicant shall submit for review and approval by the City a copy of the draft CC&R's which shall include the following: a. Formation of a Homeowner's Association (HOA); b. Continued architectural controls to ensure the architectural integrity of the project. c. Definition of common areas to be maintained and provision of maintenance for these areas; d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas; e. Provision of a parking enforcement mechanism to ensure that guest parking is reserved for the exclusive use of guests. Such a mechanism shall require each resident to register the license plate(s) of their personal vehicles with the HOA to ensure compliance. f. Provision for the availability of interior garage space for the parking of two vehicles at all times; and g. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. h. Provision to prohibit storage on patios, except for typical outdoor furniture and plants. Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 6 12. Contractor Contact Information Postina: 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 issuance of building permits. 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 building permits. 15. Window Glazino: Second and third story bathroom windows shall be either obscure glass, or clear story. 16. Cultural Resources Protection: The applicant shall implement the following cultural resource protection measures: a. Archeological/Paleontological Resources Protection: i. If archeological or paleontological resources are encountered during the 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 CEOA guidelines prior to the submittal of a resources mitigation plan and monitoring program to the City for review and approval prior to the continuation of anyon-site construction activity. b. Protection of Human Remains: i. 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 limited to, respectful scientific recording and removal, being left in place, Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 7 removal and reburial on the site, or elsewhere. Associated grave good are to be treated in the same manner. 17. Drivewav Material: The driveway material shall be concrete, with stamped concrete details. The applicant shall submit plans for the review and approval of the Community Development Director, prior to building permit issuance. 18. Final Color Specifications:_ Final color specifications shall be submitted for review and approval by the Community Development Director, prior to building permit issuance. 19. Pre-Cast Wall: The applicant shall submit construction details for the new portion of pre-cast wall to be constructed for the review and approval of the Community Development, prior to building permit issuance. Building Division: 20. Permits Reauired: A building permit application shall be required for each proposed new Townhouse living unit. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 21. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Plans sets shall be submitted for each 5 unit, 4 unit and 3 unit, contiguous building. A minimum of six sets for the 5 contiguous buildings shall be submitted. 22. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 23. 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. 24. 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. 25. Site Plan: Application for building permit shall include a competent site plan prepared by a licensed engineer that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include complete and thorough site drainage details. 26. Foundation Inspections: Pad certificates prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 8 inspections. These certificates shall certify compliance with the recommendations as specified in the soils report. The certificates shall also confirm that the building pad elevations and set backs are prepared and constructed according to the approved site 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 27. Title 24 EnerQV Compliance: California Title 24 Energy Compliance forms shall be submitted with each set of plans. 8% X 11 calculations shall be submitted as well. 28. 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. 29. 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" X 36") is available at the Building Division service counter. 30. 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 Ouality Management District (Demolitions Only) 31. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 9 in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearance. 32. Construction Fencina: 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. 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 performing 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. 35. Fire Apparatus lEnaine) 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. Installations shall conform to Fire Department Standard Details and Specifications Sheet A-1. 36. Fire Lane Markina 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-6. 37. Parkina AlonQ Roadwavs: 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 eight foot width. 38. Access to Buildina/Landscapina Reauirements: Landscaping shall not obstruct Fire Department ladder access to buildings. The building permit submittal shall include a landscape drawing which reflects the location of all landscaping, to include how Fire Department ladder access will be provided around all buildings. An approved walkway shall be provided on all sides of the building(s) leading from the fire access roadway to the exterior openings of the building(s). Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 10 39. New Commercial BuildinQs: All new commercial buildings shall comply with standard specifications SI-7 for construction site fire safety. 40. Private On-Site Fire Hvdrant(s) ReQuired: Provide 2 private on-site fire hydrants installed per NFPA Std. #24, at locations to be determined by the Fire Department. Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of 1500 GPM at 20 psi residual pressure. Prior to desian. the proiect civil enQineer shall meet with the fire department water supplv officer to ioint spot the reQuired fire hvdrant locations. 41. On-site Private Fire Service Mains and/or Hvdrants: Installation of private fire service main and/or fire hydrants shall conform to National Fire Protection Association (NFPA) Standard #24, and fire Department Standard Details and Specifications W-2. If the supply piping is "combined" (sprinkler system & hydrants), a U.L. approved 4-way FDC shall be provided. A separate installation permit from the fire department is reQuired. 42. TiminQ of ReQuired Water Supplv 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 combusted materials. Building permit issuance may be withheld until required installations are completed, tested, and accepted. 43. 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. 44. TiminQ of ReQuired Roadwav Installations: Required access roads, up through first lift of asphalt, shall be installed and accepted by the Fire Department prior to the start of combustible construction. During construction, emergency access roads shall be maintained clear and unimpeded. Note that building permit issuance will be withheld until installations are completed. Temporary access roads may be approved on a case by case basis. 45. 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 DEPARTMENT 46. Tentative Map: The applicant shall submit a complete and accurate tentative parcel map in accordance with the Planning Division's checklist. 47. 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 Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 11 approval by the City Council, pay various fees/deposits and submit the map in a digital format acceptable to the City. 48. Preliminarv Title Report: Upon submittal of the final map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 49. 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. 50. Monumentation for Final Map: Prior to recordation of the parcel map, the applicant shall provide a deposit for setting all monuments shown on the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code. 51. Street Improvements: Prior to recordation of the final map, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approaches, sidewalk, curb and gutter. d. Installation of City approved street trees at 30 feet on center, sod and irrigation. e. Installation of City standard curb, gutter, separated sidewalk and ADA compliant driveway approach. f. Grind and replace 2.5" of asphalt concrete per street pavement restoration plan for utility installation and/or abandonment, or as required by the City Engineer. 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. Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 12 i. Installation of City storm drainage facilities in Salmar Avenue as required to meet storm water provisions. j. Construction of conforms to existing public and private improvements, as necessary. 52. Occupancv: 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. 53. Maintenance of LandscapinQ: Owner(s), current and future, are required to maintain the landscaped park strip and trees in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 54. Water Meterls) and Sewer Cleanoutls): 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. 55. 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. 56. 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. 57. Utilitv 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. 58. 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. Bucknall Road 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. Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 13 59. Gradina and Drainaae 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. 60. 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. a. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Ouality Association (CASOA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. i. Upon submission of the preliminary site/grading plans, the applicant shall calculate and submit to the City the amount of impervious surface created by the development. ii. Prior to issuance of grading or building permits the applicant's designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. iii. The applicant shall comply with the requirements of the NPDES Construction General Permit. iv. The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 14 b. 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: i. The stormwater management facilities were constructed in compliance with the approved plans. ii. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials; iii. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan; and iv. Any changes are in conformance with local, state, or federal regulations c. Prior to occupancy, the applicant shall provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project, and shall sign the "Covenants for the Operation and Maintenance of Stormwater Facilities". 61. State General Construction Activity 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. 62. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the final map and CC&Rs. 63. Demolition: Prior to recording of the final map/parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. 64. Plan Lines: Upon submittal of a development application, the applicant shall provide a plan layout showing the correct distance from the street centerline to the property line, dimensions of sidewalk and other relevant information in the public right of way. Planning Commission Resolution No. 3768 PLN2006-60 - 430-450 Salmar Avenue - Planned Development Permit Page 15 PASSED AND ADOPTED this 24th day of October 2006, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Francois, Gibbons, Rocha and Roseberry Doorley and Ebner None None ~ APPROVED: ~~ Bob Alderete, Chair ATTEST: