PC Res 3812
RESOLUTION NO. 3812
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2006-179) TO ALLOW THE
CONSTRUCTION OF A SEVEN-STORY 162-ROOM HOTEL ON
PROPERTY OWNED BY CAMPBELL CREEKSIDE, LLC, LOCATED AT
649-655 CREEKSIDE WAY, IN A P-D (PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MR. JEFF WARMOTH, ON
BEHALF OF CAMPBELL CREEKSIDE, LLC. FILE NO: PLN2006-179.
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 PLN2006-179.
1. The proposed project is located on property designated as General Commercial on the
Land Use Element of the General Plan and is zoned P-D (Planned Development).
2. The proposed hotel use is consistent with the Land Use Element of the General Plan.
3. The Planned Development Permit to allow a 162 room hotel is consistent with the Land
Use Element of the General Plan.
4. The proposed hotel, as conditioned, is well designed and architecturally compatible
with other developments in the surrounding area and is consistent with the
development standards for commercial uses.
5. The proposed project is compatible with the commercial uses in this neighborhood.
6. The proposed project is conditioned to prepare a landscaping plan that will require the
installation of landscaping on the project site to mitigate removal of existing trees and
provide an attractive landscaping concept that incorporates a variety of landscaping
materials and pavement treatments to enhance the project. The landscape plan will
incorporate landscaping plantings that will buffer the building mass toward public right-
of-ways.
7. The proposed project illustrates the provision of 177 parking stalls thus providing
adequate parking for the proposed hotel use based upon the parking analysis, and is
conditioned to provide an additional 354 parking spaces if demanded pursuant to City's
condition of approval for the 900 East Hamilton Avenue offices. Additionally, any future
private agreement which reduces the amount of required parking below that required
by the City's condition of approval for 900 E. Hamilton Avenue shall require the review
and approval of the City Attorney and Community Development Director.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 2
8. The project, as conditioned, addresses the pedestrian and vehicular needs of the
proposed project and addresses the anticipated traffic impacts of the development. The
required improvements are proportional to and related to the additional traffic
generated by the proposed project.
A condition of approval requires the applicant to participate in the cost to construct
Campisi Way to connect the Pruneyard/Union Avenue area to Creekside Way. This
connection has been constructed and the conditions of approval require the developer
to reimburse the City for a proportional share of this roadway improvement. The City
was required to use its own Capital Improvement Funds to pay for the costs of the
Campisi extension that were anticipated to come from the Creekside/Prometheus
project. This connection helps alleviate some commute traffic and will be used by the
office workers and hotel guests as a quick, direct route to access the restaurants and
shops in the Pruneyard, diverting this traffic from heavily impacted Hamilton and
Bascom Avenues. The total cost to construct the Campisi Way project was 2.1 million
dollars, of which $700,000 was paid by Pruneyard Development and $350,000 was
slated for payment by the Prometheus hotel/office/parking structure project. The hotel
project is required to pay $142,000, and the future office is required to pay $208,000.
The proportional shares were calculated based on projected trip generation for the two
uses.
Additionally, when the office building and parking structures are constructed on the
project site, a separate condition of approval requires the applicant to participate in a
proportional share of the cost to install a new signalized intersection at the proposed
northerly entrance to the development (incorporating the driveway of the adjacent office
complex at 900 E. Hamilton Avenue) and interconnect the new signal to the adjacent
signalized intersections.
9. The removal of the existing trees on-site is necessary as it restricts the economic
enjoyment of the property and creates an unusual hardship for the property owner to
develop the project as proposed without their removal.
10. An environmental review was prepared for this project and no significant environmental
impacts were found.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed development and uses clearly will result in a more desirable environment
and use of the land than would be possible under any other zoning classification.
2. The project does not involve the development of any residential units.
3. The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 3
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
6. No evidence has been presented which shows that the project will have a substantial
impact on plant or animal life.
7. The fees imposed will be used to defray the cost to construct Campisi Way to connect
the Pruneyard/Union, which was imposed pursuant to the previously approved project.
8. There is a reasonable relationship between the fee's use and the type of development
project on which the fee is imposed.
9. There is a reasonable relationship between the need for the public facility and the type
of development project on which the fee is imposed.
10. There is a reasonable relationship between the amount of the fee and the cost of the
public facility or portion of the public facility attributable to the development on which
the fee is imposed.
11. The conditions imposed on this project are proportional and reasonably related to the
nature and impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of
a Planned Development Permit (PLN2006-179) to allow the construction of a seven-story
162-room hotel on property owned by Campbell Creekside, LLC, located at 649-655
Creekside Way 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
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of Council approval,
the applicant shall file with the City Clerk a Declaration of Acceptance of all conditions.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 4
Until said Declaration is filed, the proposed Planned Development Permit shall not be
valid for any permits sought from the City.
2. Approved Proiect: Approval is granted for a Planned Development Permit to construct
a 162-room hotel on property located at 649-655 Creekside Way. The building and site
design shall substantially conform to the site plan and elevations prepared by Steinberg
Architects, dated April 11, 2007, consisting of 17 sheets, except as may be modified by
the Conditions of Approval herein.
3. Performance:
A. Failure to comply with any "Performance" condition shall invalidate the Planned
Development Permit.
B. The applicant or its successor shall meet the following performance standards to
vest construction rights under the Planned Development Permit:
1) By the previously approved Planned Development extension date of December
11, 2008 (pursuant to PLN2005-155), the applicant or its successor shall have
paid building permit fees and shall have the first standard inspections for the
foundation forms and footings passed by the Building Division.
2) In the event that the office development at 900 E. Hamilton Avenue needs more
parking spaces to service its tenants and patrons other than are available on the
premises of 900 E. Hamilton Avenue, the applicant shall provide such additional
parking within 300 feet of 900 E. Hamilton Avenue to meet the City's condition of
approval of 1 space per 288 square feet for 900 E. Hamilton Avenue. Any future
private agreement which reduces the amount of required parking below that
required by the City's condition of approval for 900 E. Hamilton Avenue shall
require the review and approval of the City Attorney and Community
Development Director.
4. LandscapinQ: The applicant shall submit four copies of a detailed landscape and
irrigation plan and an arborist report for review and approval by the Community
Development Director, prior to issuance of any building permit for the site.
a. The applicant shall work with the City and Caltrans to landscape the excess
Caltrans right-of-way on the north side of the site, between the Highway 17 off ramp
and Hamilton Avenue, using drought tolerant plant material. The City will not delay
the issuance of building permits as long as the coordination between the applicants
and Caltrans is underway.
b. Fifty percent of trees planted on site shall be a minimum 24-inch boxed size and
fifty percent shall be 36-inch boxed tree sizes. All shrubs shall be a minimum of 5-
gallon size.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 5
c. Final landscape plans shall increase the density of landscaping material. Where
mature trees are removed, 36-inch box trees shall be planted.
d. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS)
and the Tree Protection Ordinance.
e. All landscaping installed as required per the approved landscape plan shall be
maintained in good health.
f. Provide interlocking pavers in sidewalk area to strengthen connection to light-rail
paving.
g. Applicant shall obtain encroachment permits from the City of Campbell for all work
performed within the right-of-way.
h. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings/structures and parking areas.
I. All landscaping shall be installed prior to building occupancy of the building.
j. The applicant shall protect existing trees during construction to ensure their
continued health. Protective fencing shall be installed around the drip line of the
trees and the recommendations of a certified arborist shall be followed to ensure
the safety of the trees. An arborist report and plan with these recommendations,
prepared by a certified arborist, shall be submitted by the applicant for review and
approval prior to the issuance of any building permit (including a demolition permit).
Damaged trees shall be replaced according to the provisions of the Tree Protection
Ordinance.
5. Fences and Wall Plan: A decorative wall plan shall be provided prior to the issuance of
a building permit for the retaining wall between the surface parking area and the
freeway and the screen wall between the hotel site and the public right-of-way, to the
satisfaction of the Community Development Director. Such walls shall be a design that
incorporates architectural details and materials that complement the building and site.
The wall design shall be submitted for review and approval by the Community
Development Director, prior to the issuance of any building permit.
6. Window Framina: The applicant shall submit a revised window frame specification for
the hotel rooms, subject to approval by the Community Development Director prior to
the issuance of any building permit.
7. Parking and Drivewavs: All parking and driveway areas shall be developed in
compliance with the approved plans, subject to the review of the Community
Development Director prior to the issuance of any building permit.
8. InterlockinQ Unit Pavers: Applicant shall provide a plan and specifications for
interlocking unit pavers along the sidewalk area towards the Hamilton light-rail station,
which shall either match or substantially compliment the current pavers installed at the
station, for review and approval by the Community Development Director prior to the
issuance of any building permit.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 6
9. Mechanical Eauipment: Plans showing all roof mounted and ground mounted
equipment shall be screened with architecturally compatible materials, shall be
submitted for review and approval of the Community Development Director, prior to the
issuance of any building permit.
10. GarbaQe Collection: Trash containers of a size and quantity necessary to serve the
new building shall be located in areas approved by the Fire Department and
Community Development Director. Unless otherwise noted, enclosures, shall consist of
a concrete floor surrounded by a solid wall or fence and have self closing doors of a
size specified by the Fire Department. All enclosures to be constructed at grade level
and have a level area adjacent to the trash enclosure area to service the containers
and to be architecturally compatible with the building walls. The trash collection plan
shall be shall be submitted for review and approval of the Community Development
Director, prior to the issuance of any building permit.
11. LiQhtinQ: After dark lighting associated with the project include both direct and indirect
sources. Direct lighting sources will include parking lot lighting and the building signs.
Indirect lighting sources will include the full-height (seven story) glass hinge (elevator
lobbies) and stairwells, and the ground floor porte-cochere, entrance and lobby.
Lighting Plans shall be submitted by the applicant for review and approval of the
Community Development Director prior to issuance of any building permit.
12. Photometric Study of Illuminated SiQns: A photometric study will be prepared to
determine if any restrictions are necessary on the hours that the illuminated signs shall
remain illuminated. If impacts are found to result from said signs, the Community
Development Director will condition a scheduled time to dim the illumination level of
these signs or require that the illumination of the two wall-mounted freeway-oriented
signs be completely turned off at a specified time each day.
13. Sound (Acoustical) Study: A sound (acoustical) study will be prepared to serve as a
baseline for ambient levels and proposed sound impacts that result from the
development of this project site. The results of the sound study will be provided to the
Community Development Director.
14. PlanninQ Conditions with Reauired Review bv the Community Development Director:
Conditions 4 through 13 above require the review and approval of the Community
Development Director prior to the issuance of a building permit. Submittals not
approved to the satisfaction of the Community Development Director shall require
review and approval by the Planning Commission at a duly noticed public hearing.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 7
BUILDING DIVISION
15. Permits Required: A building permit application shall be required for the proposed
new commercial hotel structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
18. 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.
19. Site Plan: Application for building permit shall include a comprehensive site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include thorough site drainage details. Site address
and parcel numbers shall also be clearly called out. Site parking and path of travel to
public sidewalks shall be detailed.
20. Soils Plan: 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. This project is also situated in
proximity to areas identified as subject to liquefaction. Engineer of record shall certify
status of project's relationship to requirements of the California State Geologist,
Seismic Hazard Zones of Required Investigation.
21. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 8
22. Title 24 Enerov Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
23. Special Inspection: 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.
24. 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.
25. Title 24 Accessibilitv - Commercial: On site general path of travel shall comply with
the latest California Title 24 Accessibility Standards. Work shall include but not be
limited to accessibility to building entrances from parking facilities and sidewalks.
26. Title 24 Accessibilitv - Commercial: Project shall fully comply with California Title 24
Access Requirements.
27. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School Districts:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (874-2900)
iv. Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
28. 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
in the approval process. Applicant should also consult with P. G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
SANTA CLARA COUNTY FIRE DEPARTMENT
29. Review Limitations: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to Fire Department operations and shall
not be construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work, the applicant shall apply to the
Building Department for applicable construction permits.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 9
30. Required Fire Flow: Required fire flow for this project is 3,250 GPM at 20 psi residual
pressure based on proposed I-F.R. construction type. As an automatic fire sprinkler
system will be installed, the fire flow has been reduced by 50% establishing a
required adiusted fire flow of 1,625 gpm at 20 psi residual pressure.
31. Automatic Fire Sprinkler Svstem Required: Buildings requiring a fire flow in excess of
2,000 GPM or in excess of two stories in height or 35 feet in height shall be equipped
throughout with an approved automatic fire sprinkler system. The fire sprinkler
system shall be hydraulically designed per National Fire Protection Association
(NFPA) Standard #13, 1994 Edition.
32. Public Fire Hvdrant(s) Required: Provide public fire hydrant(s) at location(s) to be
determined jointly by the Fire Department and the San Jose Water Company.
Maximum hydrant spacing shall be 250 feet, with a minimum single hydrant flow of
1500 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on the
civil drawings included with the building permit submittal. Required fees to be paid
ASAP to prevent engineering delays. Identify the location of the existing and new
proposed fire hydrants on the site plan.
33. Private Fire Hvdrant(s) Required: Provide 3 private on-site fire hydrant(s) installed
per NFPA Std. #24, at location(s) to be determined by the Fire Department.
Maximum hydrant spacing shall be 250 feet and the minimum single flow hydrant
shall be 1500 GMP at 20 psi residual pressure. Prior to design, the project civil
engineer shall meet with the Fire Department water supply officer to jointly spot the
hydrant locations. Identify the location of all on-site hydrants.
34. Fire Hvdrant Location Identifier: Prior to the 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.
35. TiminQ of Required Water Supplv Installations: Required Fire Service and Fire
Hydrant installations shall be installed tested and accepted by the Fire Department
prior to the start of framing. Bulk construction materials shall not be delivered to the
site until installations are completed as stated above. Building permit issuance may
be withheld until installations are completed.
36. Hose Valves/Standpipes Required: Buildings three stories or more in height, or
where emergency access has been deemed minimal, shall be equipped with
approved standpipes and 2 Y2-inch hose valves located in the stair enclosure.
37. Fire Lane MarkinQ Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications A-6.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 10
38. ParkinQ AlonQ Roadwavs: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28
feet in width. Parking will be allowed along one side of the street for 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 face to face of
curb. Parking spaces are based on an 8 foot wide space.
39. TiminQ of Required Roadwav Installations: Required driveways and/or access roads
through first lift of asphalt shall be inspected and accepted by the Fire Department
prior to the start of construction. Bulk combustible materials shall not be delivered to
the site until installations are completed as stated above. Building permit issuance
may be held until installations are completed.
40. Fire Department Kev Box Required: Provide an approved Fire Department key box
and appropriate building keys. Installations shall conform to Fire Department
Standard Detail and Specification K-1.
41. 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
42. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
43. RiQht-of-Wav for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional
right-of-way to be granted in fee for public street purposes along the Creekside Way
frontage to accommodate a 10 foot sidewalk from existing face of curb. The applicant
shall submit the necessary documents for approval by the City Engineer, process the
submittal with City staff's comments and fully complete the right-of-way process. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
44. Public Service Easement: Prior to issuance of any grading or building permits for the
site, the applicant shall grant a 5 foot public service easement on private property
contiguous with the public right-of-way along the Creekside Way frontage. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 11
45. Easements: Prior to issuance of any grading or building permits for the site, the
applicant shall obtain construction easements as needed to complete the construction
of the new signalized intersection and obtain and cause easements as necessary to
be recorded for traffic signal maintenance for both the east and west legs of the new
signalized intersection. The applicant shall cause all documents to be prepared by a
registered civil engineer/surveyor and submitted to the City for review and
recordation.
46. Street Improvements: Prior to issuance of any grading or building permits for the site,
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, streetlights, sidewalk, curb and gutter.
d. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches. A non-standard sidewalk material of interlocking pavers shall be
installed along the Creekside Way frontage of the hotel from the Highway 17 off-
ramp to the first hotel driveway to match the pavement material used for sidewalks
at the VTA Light Rail station.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, 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.
i. Improve intersection at the proposed northerly entrance to the development.
Intersection improvements shall include necessary signing and striping,
accessibility ramps, street lighting, median island modifications and shall address
visibility concerns. Plans shall include full topography of the existing
improvements in and adjacent to all the public right-of-way surrounding the new
intersection and shall show proposed improvements.
j. Construction of conforms to existing public and private improvements, as
necessary.
47. Additional Street Improvements: Should any new utility main lines or other work
required to service the development affect any public improvements, the City may
add conditions to the development/project, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 12
48. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
49. Campisi Way Contribution: Prior to issuance of building or grading permits, the
applicant shall reimburse the City a proportional share of $350,000 slated for
contribution by the previous Prometheus hotel/office/parking structure project, to
reimburse the cost to extend Campisi Way to the Pruneyard property consistent with
the Circulation Element of the Campbell General Plan. The hotel's contribution will be
$142,000. The future office building and/or parking structures contribution will be
$208,000.
50. Maintenance of LandscapinQ: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells 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.
51. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
52. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
53. Traffic Improvements: Prior to issuance of any grading or building permits for an
office building or parking structures, the applicant shall install a new signalized
intersection at the proposed northerly entrance to the development. Signalization
shall also incorporate driveway of the office park development to the east of the
project site. Intersection improvements shall include necessary signing and striping,
accessibility ramps, interconnect cable to adjacent intersections, street lighting,
median island modifications and shall address visibility concerns. Plans shall include
full topography of the existing improvements in and adjacent to all the public right-of-
way surrounding the new intersection and shall show proposed improvements.
Applicant shall interconnect the new signal to the adjacent signalized intersections.
The applicant shall contribute $50,000 to the City of Campbell for the purchase and
installation of miscellaneous traffic signal improvements at the adjacent signalized
intersection. (Purchase and installation by the City shall include video detection
equipment for the intersections of Creekside/Highway 17 and Campisi/Bascom, new
controller for Creekside/Campisi, and connection of the new video cameras to the
SMART Corridor fiber optic system.)
54. 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.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 13
Applicant shall comply with all plan submittals, permitting, and fee requirements of the
serving utility companies.
55. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer
for installation and/or abandonment of all utilities. The plan shall clearly show the
location and size of all existing utilities and the associated main lines; indicate which
utilities and services are to remain; which utilities and services are to be abandoned,
and where new utilities and services will be installed. Joint trenches for new utilities
shall be used whenever possible.
56. 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. Campisi Way 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.
57. Gradino and DrainaQe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required to
obtain necessary grading permits.
58. Santa Clara Vallev Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building, the applicant shall obtain a clearance from the
SCVWD.
59. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES Permit.
Measures may include, but are not limited to, minimization of impervious surface area,
vegetated swales, infiltration areas, and treatment devices. The primary objectives are
to improve the quality and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP Handbook")
by the California Stormwater Quality Association (CASQA), 2003; Start at the Source:
A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by
the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and
Using Site Design Techniques to Meet Development Standards for Stormwater Quality:
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 14
A Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA,2003.
a. 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 including the types of stormwater controls to be used.
b. 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.
c. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
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. Prior to issuance of any grading or building permits the applicant
shall sign the "Covenants for the Operation and Maintenance of Stormwater
Facilities" and submit a Stormwater Management Plan.
60. State General Construction Activitv Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm
Water Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a
copy of the filed Notice of Intent and SWPPP.
Planning Commission Resolution No. 3812
PLN2006-179 - 649-655 Creekside Way - Planned Development Permit
Page 15
PASSED AND ADOPTED this 1ih day of June, 2007, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Ebner, Francois, Rocha and Roseberry
None
Gibbons
Alderete c /7 () f! ,-1)
APPROVED: ~! ~ vur~
Michael Rocha, Chair
ATTEST: