CC Ordinance 2034
ORDINANCE NO. 2034
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2002-146) TO ALLOW THE DEVELOPMENT OF 24
RESIDENTIAL CONDOMINIUM UNITS ON PROPERTY OWNED BY
WATER TOWER I, LLC, LOCATED AT 300 ORCHARD CITY
DRIVE IN A C-PD (CONDOMINIUM-PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MR. PAUL RING, ON
BEHALF OF REGIS HOMES OF NORTHERN CALIFORNIA, INC.
FILE NO. PLN2002-146.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2002-146:
1. The development of the proposed project will result in a use that is consistent with the
Central Commercial General Plan land use designation.
2. The maximum density allowed under the General Plan without a density bonus is 27 units
per gross acre. All housing developments containing five or more units (excluding the
density bonus units) that designate two percent of the units for very low-income households
are eligible for a density bonus of twenty-five percent. With a density bonus, the maximum
density allowed for this site is 33.75 units per gross acre. The proposed project provides one
unit (four percent) for very low-income households and three units for moderate-income
households for a proposed density of 33.66 units per gross acre.
3. All condominium developments in the City are required to be located within a C-PD
(Condominium-Planned Development) Zoning District. The proposed residential condominium
project is consistent with the C-PD Zoning District.
4. The proposed project is consistent with the Downtown Development Plan goals of
revitalization and providing affordable housing units. The requirement of providing 15
percent affordable units is being met by the inclusion of three units for moderate-income
households.
5. The project plans illustrate one four-story building with parking on the first floor and living area
on the three floors above. The unit mix consists of four (4) one-bedroom units, eighteen (18)
two-bedroom units and two (2) three-bedroom units.
6. The existing property and improvements consists of the former George Hyde
Company/Sunsweet Growers facility, built between 1892 and 1909, that is listed on the City
of Campbell's Historic Resource Inventory.
. City Council Ordinance
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 2
7. The project consists of a new 52,140 square-foot building, with a building coverage of 60%,
landscaping coverage of 32% and paving coverage of 8%.
8. The project has a Floor Area Ratio (FAR) of 1.77.
9. The project provides two spaces per unit for a total of 48 parking spaces.
10. Land uses surrounding the project site include office to the north and east, a public parking
garage to the south and single-family residences to the west.
11. The proposed project provides a total of 12,017 square feet of open space, with 9,598 square
feet of common open space. 7,268 square feet of this common open space is located in the
amphitheater. The project provides 2,419 square feet of private open space, with each unit
having a private patio or deck.
12. The design of the building is compatible in scale with the existing on-site buildings, relates
well with the surrounding residential neighborhood, is well articulated and utilizes 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 City Council further finds and concludes that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
4. The development will be compatible with the Zoning Code of the City.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
City Council Ordinance
· PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 3
8. 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.
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development Permit
(PLN2002-146) to allow the construction of 24 residential condominium units on property
owned by Water Tower I, LLC, located at 300 Orchard City Drive, together with the attached
Exhibit "A" (Conditions of Approval), Exhibit "B" (Project Plans) and Exhibit "C" (Map of Said
Property) .
SECTION TWO: This Ordinance shall become effective thirty (3D) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this 5th
role call vote:
day of
August
, 2003, by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Watson, Kennedy, Dean, Burr, Furtado
None
None
None
ATTEST:
tZL
Anne Bybee, City Clerk
APPROVED: ~ ..
Daniel E. Furtado,
\~
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 1
NOW, THEREFORE, BE IT ORDAINED that the City Council approves a Planned
Development Permit (PLN2002-146) to allow the construction of 24 residential condominium
units on property owned by Water Tower I, LLC, located at 300 Orchard City Drive, in a C-PD
(Condominium-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 Proiect: Approval is granted to construct a 24-unit residential condominium
project located at 300 Orchard City Drive. 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 Seidel/Holzman Architects and dated as received by the
Planning Division on June 18, 2003, including a grading and drainage plan, landscape
plan, site plan, floor plans, unit plans and building elevations.
b. Color/material board submitted by Seidel/Holzman Architects.
c. Tentative Subdivision Map prepared by HMH Engineers and dated as received by the
Planning Division on April 10, 2003.
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. 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. Park Impact Fee: A park impact fee of $5,635 per unit is due upon development of the site.
Based on the development of 24 units, a total of $135,240 shall be paid to the City. Prior to
recordation of the Final Subdivision Map, 75% of this fee is due. The remaining 25% is due
prior to issuance of a certificate of building occupancy.
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 2
5. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for approval by
the Community Development Director and City Attorney, prior to the recordation of the
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. Provision of a funding mechanism to ensure maintenance and upkeep of common areas
and shared building walls and roofs to be repaired, repainted, and/or replaced as
necessary.
e. Provision to provide on-going maintenance of the required landscaping for the project.
f. Provision to ensure on-going maintenance of the art exhibit on the first floor in good
condition.
g. Provision for the availability of interior garage space for the parking of vehicles at all
times.
h. Provision to prohibit the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
1. Provision to ensure that the tandem parking spaces will be grouped with the standard
space in front of it and assigned to the same unit so that the tandem spaces will not have
to be shared by more than one household.
6. 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. The re-Iocation of three Redwood trees and the removal of two Redwood trees within
Hyde Park.
b. The preservation of the three Chinese Pistache trees along the western property line
within Hyde Park.
c. The applicant shall provide decorative pavement including patterned concrete, pavers or
brick within the podium/plaza areas. The design and materials to be used for the
decorative pavement shall be reviewed and approved by the Community Development
Director.
~
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 3
d. Landscape planters size and design on the podium level shall be subject to review by the
Community Development Director.
7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site and within Hyde Park and shall contain specific information about the
preservation of the trees during any grading or building on site. Such tree protection
measures shall be installed prior to any demolition, grading, or building on the project site or
within Hyde Park. No construction or trenching shall take place within the drip line of trees
and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles
driven into the ground shall be installed around the dripline of the tree. All trimming or
branch removal from protected trees shall be completed by a certified arborist. The tree
protection plan shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits.
8. Affordable Housing Unit: The applicant shall provide one very low-income housing unit
within the project and shall meet all provisions of Chapter 21.62 of the Campbell Municipal
Code.
9. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by 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. Details regarding the color and materials of the building and architectural details.
b. Window schedules for high quality windows and window treatments.
c. High quality materials throughout the project.
10. Art in Private Development: The applicant shall submit a formal proposal for the permanent
art exhibit to be displayed in the exhibit corridor on the first floor of the project. The
proposal shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits for the project,
unless a time extension is approved in writing by the Community Development Director.
11. Maintenance of Private Art Exhibit: The applicant shall maintain the art exhibit and exhibit
corridor in good condition at all times during the life of the project.
12. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.50 of the Campbell Municipal Code and the approved project plans.
13. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.59.090 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.
14. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 4
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).
15. 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.
16. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to 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.
17. Construction Mitigation Measures: The following practices should be followed during all
phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and
Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays
or holidays unless an exception is granted by the Building Official.
b. Truck routes to and from the construction site should be established and submitted to the
City for review and approval prior to issuance of a building 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.
18. Easements: Provide easements and/or access agreements to be reviewed and approved by the
Community Development Director prior to the recordation of the Final Subdivision Map that
provide for the following:
. Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 5
a. Permanent pedestrian access for residents of the project through the adjacent office
development to the Light Rail Station platform entry point along the eastern and northern
property line of Parcell.
b. Permanent joint use easement, or equivalent, for the existing amphitheatre open space to
be shared by the residential and office development.
19. Construction Staging Plan: Prior to the issuance of grading or building permits for the
project, the applicant shall submit a site plan and narrative description indicating the location,
length of time and details of construction staging. The construction staging plan shall be
subject to review and approval by the Community Development Director and the Public
Works Director.
Building Division:
20. Permits Required: A building permit application shall be required for each proposed new
living unit/structure. 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.
22. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
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. 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 comer locations
26. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Y:z X 11 calculations shall be submitted as
well.
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 6
27. 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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
28. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
29. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
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. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i. Campbell Union School District (378-3405)
11. Campbell Union High School District (371-0960)
111. 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.
31. Archaeological & Paleontological Resources: If archaeological or paleontological resources
are encountered during excavation or construction, construction personnel shall be instructed
to immediately suspend all activity in the immediate vicinity of the suspected resources and
the City and a licensed archeologist or paleontologist shall be contacted to evaluate the
situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery
and make any necessary recommendations to evaluate the find under current CEQA
guidelines prior to the submittal of a resource mitigation plan and monitoring program to the
City for review and approval prior to the continuation of anyon-site construction activity.
32. 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
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 7
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.
33. Design-Specific Geotechnical Analysis: Prior to issuance of building permits for the project,
a registered geotechnical engineer shall prepare a design-specific geotechnical analysis, and
all recommendations of the analysis shall be incorporated into the project's final engineering
design to minimize the damage from seismic shaking. The project sponsor shall use standard
engineering techniques and conform to the requirements of the Uniform Building Code to
reduce the potential for seismic damage and risk to future occupants.
34. Soils Report: The applicant shall submit two copies of a current soils report containing
foundation and retaining wall design recommendations, prepared to the satisfaction of the
Building Official, with the building permit application. This report shall be prepared by a
licensed engineer specializing in soils mechanics.
35. Short-term Air Duality Mitigation Measures: The following practices should be followed
during all phases of site preparation and construction activities:
a. Use dust-proof chutes for loading construction debris onto trucks.
b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer.
f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
g. Install erosion control measures to prevent runoff from the project site.
PUBLIC WORKS DEPARTMENT
, Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 8
36. Tentative Map: The applicant shall submit a tentative map for review by the City. The
current application processing fee is $3,723.00.
37. 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. The current plan check fee is $1,600.00 plus $25 per lot.
38. Condominium Plan: Prior to issuance of the first certificate of occupancy for the
project, the applicant shall submit a Condominium Plan for review and approval by the
City.
39. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a
current Preliminary Title Report.
40. Easements: Upon recordation of the final map, the applicant shall cause easements to be
recorded for utilities, private storm drains, reciprocal ingress and egress, emergency vehicles,
etc. as necessary.
41. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall
provide security for setting all monuments shown on the map.
42. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
43. 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.
44. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets, which have
been resurfaced within the previous five years, will require boring and jacking for all new
utility installations. Applicant shall also prepare pavement restoration plans for approval by
the City Engineer prior to any utility installation or abandonment.
45. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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
compames.
46. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 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.
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 9
47. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
48. Demolition: Prior to recording the final map, the applicant shall obtain a Demolition Permit
and remove any improvements as necessary.
49. Lot Line Adiustment: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a lot line adjustment application for approval by the City Engineer to
resolve any encroachments as necessary. The current application processing fee is $635.00.
50. Vacation of Public Street and Easements: Prior to recordation of the final map, the applicant
shall submit a vacation of excess right-of-way application for approval by the City Engineer.
The current application processing fee is $635.00.
51. Hyde Park Improvements: Prior to recordation, the applicant shall cause plans and
specifications, prepared by a landscape architect to be submitted for review and approval by
the Public Works Director for constructing certain improvements necessary to reconfigure
the southerly end of the park and shall include the following:
a. Removal and replacement of landscaping, including trees, as approved by the Public
Works Director.
b. Construction of conforms to existing public and private improvements, as necessary.
52. Street Improvements: Upon recordation of the final map, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be prepared by a
registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The fee for a non-utility encroachment
permit is $260.00. The plans shall include the following:
First Street Adiacent to the Development
a. Removal of existing sidewalk and approaches and curb and gutter, as necessary as
determined by the City Engineer.
b. Construction of new curb, gutter, sidewalk, tree wells, and ADA compliant driveway
approaches.
c. Removal of existing street trees and installation of new street trees and irrigation at
approximately 40' on center, as approved by the City Engineer.
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 10
d. Protection, relocation, and/or installation of underground utilities including street lighting
conduits, PG&E, telephone, cable TV and related facilities as necessary.
e. Construction of conforms to existing public and private improvements, as necessary.
FIRE DEPARTMENT
53. 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.
54. Required Fire Flow: The fire flow for this project is 4,500 gpm at 20 psi residual pressure.
As an automatic fire sprinkler system will be installed, the fire flow has been reduced by
75% establishing a required adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The
adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing.
55. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000
GPM or, in excess of two stories or 35 feet in height, shall be protected throughout by an
automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13. To increase fire safety construction and access
mitigation, fire sprinklers within the attic areas are also required.
56. Public Fire Hydrant(s) Required: Provide one public fire hydrant at a location to be
determined by the Fire Department and San Jose Water Company. Hydrant(s) shall have a
minimum single flow of 1,500 GPM at 20 psi residual, with spacing not to exceed 250 feet.
Prior to applying for building permit, provide civil drawings reflecting all fire hydrants
serving the site. To prevent building permit delays, the developer shall pay all required fees
to the water company as soon as possible.
57. Private On-Site Fire Hydrant(s) Required: Provide one private on-site fire hydrant(s)
installed per NFPA Standard #24, at location(s) to be determined by the Fire Department.
Maximum hydrant spacing shall be 250 feet, with a minimum flow of 1,000 GPM at 20 psi
residual pressure. The location of the on-site hydrant shall be located at the southeast comer
of the building near the terminus of the EV A.
58. Timing of Required Water Supply Installations: Installation of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department prior to the start of
framing or delivery of bulk combustible materials. Building permit issuance may be
withheld until installations required installations are completed, tested and accepted.
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 11
59. 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.
60. On-Site Private Fire Service Mains and/or Hydrants: Installation of private fire service
mains and/or fire hydrants shall conform to National Fire Protection Association (NFPA)
Standard #24 and Fire Department Standard Details and Specification W-2. If the supply
piping is "combined" (sprinkler system and hydrants) a UL. approved 4-way FDC shall be
provided. A separate installation permit from the Fire Department is required.
61. Hose Valves/Standpipes Required: Building three stories or more in height, or where
emergency access has been deemed minimal, shall be equipped with standpipes designed per
NFPA Standard #14. Standpipes (with hose valves with 2 Y2 inch NST fittings) shall be
provided at the (1) northwest comer of the building at grade, (2) on podium courtyard, (3)
northeast comer of the building at grade, and (4) inside the parking garage as noted on
current plans or at stairwell area or any centrally accessed area where 150 feet hose reach to
all portions of the parking garage is afforded.
62. Emergency Gate Access Requirements: Gate installations shall conform with Fire
Department Standard Details and Specification G-l and when open shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be Fire Department approved prior to installation.
63. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle
access shall be identified in accordance with Fire Department Standard Details and
Specifications A-6 and Local Government Standards.
64. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key lock box (Knox), conforming to Fire Department Standard
Detail Specification Sheet K-l. At time of final inspection, access keys shall be provided to
the Fire Department.
65. Location of Required Fire Protection System(s) Equipment: Proposed locations for fire
hydrants, fire sprinkler system(s) control valves (PIV/OS & Y), fire department connections
(FDC) and fire alarm equipment shall be coordinated with the Fire Department and the
project planners, prior to design.
66. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their backgrounds.
67. Landscape Plans: Future landscape plans for the project shall reflect that trees located within
ten feet of the building shall not interfere with the required ladder rescue access to the
bedroom windows. Shrubs, hedges and ground cover should only be permitted in these
areas.
Exhibit A - Conditions of Approval
PLN2002-146 - 300 Orchard City Drive - Planned Development Permit
Page 12
68. Ladder Access: Ladder rescue access to the third floor only via ground ladders at the front
and rear is required. Ground ladders to the North and South podium/patio levels with 14-foot
ladder access to the third floor windows from the patio is allowed.
REDEVELOPMENT AGENCY
69. Affordable Housing Units: Prior to issuance of building permits, the applicant shall execute
an Owner Participation Agreement with the Redevelopment Agency to provide for cost
sharing to provide three moderate-income below market rate housing units.
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300 Orchard City Drive
PLN2002-146/147 & PLN2003-42
Tentative Subdivision Map, Planned Development Permit
and Tree Removal Permit
Legend
Scale
1" = 500'
- City Limits
- Parcel Lines