CC Ordinance 2088
ORDINANCE NO. 2088
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2006-128) FOR THE CONSTRUCTION OF A NEW MIXED-USE
DEVELOPMENT ON PROPERTY OWNED BY BASCOM FINANCIAL
CALIFORNIA, LLC, LOCATED AT 1677 S. BASCOM AVENUE IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MR. ANTHONY HO. FILE NO: PLN2006-128.
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 PLN2006-128:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development
Permit (PLN2006-128) for a mixed-use development consisting of 14,045 square feet of
retail space, at-grade and below-grade parking and 123 condominium units with the
attached conditions of approval (attached Exhibit A).
SECTION TWO: This Ordinance shall become effective thirty (30) 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 4th day of September ,2007, by the following roll
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS: Hernandez, Low, Burr, Furtado
COUNCILMEMBERS: Kennedy
COUNCILMEMBERS: None
COUNCILMEMBERS: None ( \\
APPROVED: LY
ATTEST:
~~~
Anne Bybee, City Clerk
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 1
THEREFORE, BE IT RESOLVED that the City Councils approves a Planned
Development Permit (PLN2006-128) to allow the construction of a mixed-use project
consisting of 14,045 square feet of retail space, at-grade or below-grade parking and
123 condominium units on property owned by Bascom Financial California, LLC,
located at 1677 S. Bascom 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 to construct one new four-story mixed-use
building at 1677 S. Bascom Avenue. The building design and site design shall
substantially conform to the project exhibits listed below, except as may be modified
by the conditions of approval herein:
a. Revised project plans prepared by LPMD Architects and dated as received by
the Planning Division on July 2, 2007, site plan, floor plans, building elevations,
and sections.
b. Color/material board submitted by LPMD Architects.
c. Revised Conceptual Landscape Plan prepared by Thomas Baak & Associates
and dated as received by the Planning Division on July 2,2007.
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 is due upon development of the site, based on
the development density of greater than 21 units per acre, and 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 - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - 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. No exterior changes or additions shall be made without City approval.
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 for the availability of interior garage space for the parking of vehicles at
all times;
g. Provision to prohibit the use of parking spaces for storage purposes, including
boats, trailers and recreational vehicles except for a four-hour window to allow for
loading and unloading for use;
h. Provision to control and enforce parking for the residential and commercial uses
through the posting of proper "Tow Away" signs and that the proper striping be in
place so that any unauthorized and improperly parked vehicles will be towed.
i. 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; and
j. Prohibition of building mounted antennae.
k. Requirement of white interior window coverings (as viewed from building
exterior).
I. Requirement that the Board of Directors for the HOA develop a fine structure and
procedures within the first 12 months to serve as a tool to enforce the CC&R's.
6. Buildina Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and
exhibits shall be reviewed by the Site and Architectural Review Committee and
approved by the Community Development Director prior to the issuance of building
permits.
7. Landscape Plan: The applicant shall submit four (4) 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
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 3
irrigation plan shall substantially conform to the approved conceptual landscape plan
and the City's Water Efficient Landscaping Standards (WELS). Landscaping shall
be designed to minimize irrigation and runoff, promote surface infiltration where
appropriate, and minimize the use of fertilizers and pesticides that can contribute to
stormwater pollution.
Landscaping plans shall include the following:
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a
minimum of 5-gallon size.
b. Landscape and paving maintenance shall be an on-going responsibility of the
property owner(s) and shall include routine pruning of trees and shrubs,
maintenance of the automatic irrigation system and the replacement of damaged
or diseased plant materials, periodic steam cleaning of walkways and removal of
graffiti within twenty-four hours. Applicant shall obtain encroachment permits
from the City of Campbell for all work performed within the right-of-way.
c. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings and parking areas.
d. All landscape areas shall be protected by 6-inch high poured in place concrete
curbs.
e. All landscaping shall be installed prior to building occupancy.
f. New street trees shall be added to provide a continuous tree planting along the
street frontage as required by the Community Development Director.
8. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
9. Riparian Corridor: The area along the western property line (bordering the Los
Gatos Creek Trail) shall be planted with native plants, shrubs and trees to create a
buffer between the riparian area and the project site. [Mitigation Measure Biological
Resou rces -1]
10. LiQhtinQ: Lighting should be sited to avoid glare impacts to the adjacent riparian
corridor. [Mitigation Measure Biological Resources -1]
11. Bio-swales: The use of bio-swales will be incorporated into the project design and
will be located along the southwestern portion of the property. Grasses used in the
design of the bio-swale will be dwarf tall fescue, a native grass. [Mitigation Measure
Biological Resources -1 and Hydrology and Water Quality-1]
12. Cultural 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
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 4
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. [Mitigation Measure CUL T-1]
In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be
properly treated. The City and the Santa Clara County Coroner's office shall be
notified. If deemed prehistoric, the Coroner's office would notify the Native American
Heritage Commission who would identify a "Most Likely Descendant (MLD)." The
archeological consultant and MLD, in conjunction with the project sponsor, shall
formulate an appropriate treatment plan for the find, which might include, but not be
limited to, respectful scientific recording and removal, being left in place, removal
and reburial on site, or elsewhere. Associated grave goods are to be treated in the
same manner. [Mitigation Measure CUL T-2]
13. Trash and Recvclina Enclosure: The applicant shall submit details regarding the
design and location of a trash and recycling enclosure(s) to the Planning Division for
review and approval by the Community Development Director prior to the issuance
of building permits for the project.
a. Trash Containers of a size and quantity necessary to serve the new buildings
shall be in areas approved by the Fire Department and Community Development
Director.
b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded
by a six-foot high solid wall and have decorative doors and designed to be
architectural compatible to the buildings. The enclosure shall be constructed at
grade level and have a level area adjacent to the trash enclosure area to service
the containers. Driveways or aisles shall provide unobstructed access for
collection vehicles and personnel and provide at least the minimum clearance
required by the collection methods and vehicles utilized by the designated
collector. The wall, gate and surface inside the enclosure must be kept in sound
repair and condition. The refuse and recycling containers shall be kept in the
enclosure at all times except when being emptied by collection personnel.
c. Areas around trash enclosures, recycling areas, and/or trash compactor
enclosures shall not discharge to the storm drain system. Any drains installed in
or beneath dumpster and compactor facilities shall be connected to the sanitary
sewer. The applicant shall contact the West Valley Sanitation District for specific
connection and discharge requirements.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 5
14. Parkinq and Drivewavs: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans.
a. Property owner and/or operator shall maintain a minimum of 72 retail parking
spaces, and 330 residential spaces.
b. The retail use shall at no time exceed the demand for the required amount of
retail parking spaces.
15. ParkinQ Stall Markinqs: The applicant shall indicate on the building plans that all
compact parking stalls are painted to identify them as compact spaces prior to the
issuance of a building permit.
16. Residential Parkinq Garaqe Entrance and Exit: The applicant shall indicate on the
building plans that the residential parking garage entrance gate and control post.
Provisions shall be made to ensure pedestrian and vehicular safety to the
satisfaction of the Community Development Director. Details and information shall
be reviewed and approved by the Community Development Director and City Traffic
Engineer prior to issuance of any building permits for the project.
17. Bicvcle ParkinQ: The applicant shall provide 12 bicycle racks in the retail parking
area and 34 bicycle racks in the garage.
18. Alternative Transportation Methods: The applicant shall develop and provide
incentives to encourage the use of alternative transportation methods, which shall be
reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project.
19. Fences: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 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.
20. Roof Screen: Prior to issuance of building permits for the applicant shall submit a
detailed plan for any roof screens for review and approval by the Community
Development Director. The roof screens shall be compatible with the overall design
of the building in terms of color and material and must completely screen the
equipment from view. The roof screen plan shall be subject to review and approval
by the Community Development Director.
21. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing
screening of the mechanical equipment from public view and surrounding properties.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 6
Screening material and method shall require review and approval by the Community
Development Director prior to installation of such mechanical equipment screening.
22. Outdoor Storaae: No outdoor storage is permitted on the property. No construction
equipment, construction vehicles, and/or construction debris shall be parked and/or
stored on the property.
23. On-site Liqhtina: Any proposed 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 exterior lighting shall be reviewed and approved by the Community
Development Director, prior to issuance of a building permit. Lighting fixtures shall
be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
24. Siqns: No signage is permitted as part of the development application approved
herein. New signage shall not be installed prior to approval of a sign permit as
required by Chapter 21.53 of the Campbell Municipal Code.
25. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for
retail uses.
26. Delivery Hours/Noise: Delivery hours shall be restricted to 8 a.m. to 8 p.m. Signing
shall be installed at service doors notifying the restriction of delivery hours.
27. Noise:
a. The project building plans shall incorporate construction grade dual pane thermal
windows and doors at selected locations into the project design. The applicant
shall utilize full window (glass and frame), assemblies that have been tested for
sound rating, to the satisfaction of the Building Official. Where windows must be
closed to achieve the interior noise standard, the CBC requires a "ventilation or
air conditioning system to provide a habitable environment." [Mitigation Measures
Noise-1 ]
b. The project building plans shall incorporate noise barriers and/or enclosed
balconies at selected second through fourth story balconies and ground-level
patios such as solid balcony rails, insetting balconies, and/or patio fences that act
as acoustically effective sound barriers. [Mitigation Measures Noise-1]
c. An Acoustical Disclosure regarding ground floor retail shall be provided in the
Covenant Codes & Restrictions for the project. [Mitigation Measures Noise-1]
28. 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 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).
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 7
29. Graffiti Removal: The property owner shall be responsible for the removal of any
graffiti from walls, fences or structures on the project site within one week of
notification by the Community Development Director or their designate.
30. Sidewalk Maintenance: The owner/operator of the property shall provide on-going
maintenance of the sidewalks and shall pressure wash the sidewalks as necessary
or as required by the Community Development Director or Director of Public Works
to remove all spills, gum and food.
Sidewalks and parking lots shall be swept regularly to prevent the accumulation of
litter and. debris. Debris resulting from pressure washing shall be trapped and
collected to prevent entry into the storm drain system. Wash water containing any
cleaning agent or degreaser shall be collected and discharged to the sanitary sewer
and shall not be discharged to a storm drain. The applicant shall contact the West
Valley Sanitation District for specific connection and discharge requirements.
31. Utilitv 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.
32. Construction Mitiqation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official. [Mitigation Measure Noise-2]
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. [Mitigation Measure Noise-2]
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
[Mitigation Measure Noise-2]
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
[Mitigation Measure Noise-2]
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. [Mitigation
Measure Noise-2]
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.
[Mitigation Measure Noise-2]
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 8
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets. [Mitigation
Measure Noise-2]
h. Use dust-proof chutes for loading construction debris onto trucks. [Mitigation
Measure AIR-1]
i. Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind. [Mitigation Measure AIR-1]
j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard. [Mitigation Measure AIR-1]
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site. [Mitigation Measure AIR-1]
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer. [Mitigation Measure
AIR-1]
m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.). [Mitigation Measure AIR-1]
n. Install erosion control measures to prevent runoff from the project site. [Mitigation
Measure AIR-1]
33. Contractor Contact Information Postinq: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of building permits.
34. Construction Staqina 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. [Mitigation Measure Noise-2]
35. Construction Schedule 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 schedule. The construction
schedule plan shall be subject to review and approval by the Community
Development Director and the Public Works Director.
36. Soils Report: The applicant shall comply with the following requirements:
a. The applicant shall comply with the requirements of the Soils Report [Mitigation
Measure GEO-1]
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 9
b. 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. [Mitigation Measure GEO-1]
c. Perform four additional boring tests within the western portion of the site to
determine the lateral and vertical extent of the fill. [Mitigation Measure GEO-1]
d. Perform additional soil-vapor sampling to identify the lateral and vertical extent of
the methane gas, including advancing up to eight borings in the western portion
of the site. [Mitigation Measure GEO-1]
e. Require air monitoring within the buildings adjacent to the fill area. A vapor
extraction system will be required at the site to remove and destroy hazardous
levels of methane gas within the landfill material beneath the site. [Mitigation
Measure GEO-1]
f. Prior to development of the property, excavation and remediation of the landfill
material must be performed according to state, county and local requirements.
[Mitigation Measure GEO-1]
37. Plan nino Mitioation Monitorino Fee: Prior to building permit issuance, the applicant
shall deposit funds to cover the actual staff cost, at the rate of Planner II, to ensure
compliance with the mitigation monitoring and with the conditions of approval and
not to exceed $8,000.
Building Division:
38. Permits Required: A building permit application shall be required for the proposed
new Mixed-Use (Residential & Commercial) Structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
39. Construction Plans: The Building Division Conditions of Approval shall be stated in
full on the cover sheet of construction plans submitted for building permit. A clear
statement of the specific Occupancy and Construction Types and corresponding
square footages shall be printed on the cover sheet of the plans.
40. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
41. Plan Preparation: This project requires plans prepared under the direction and
oversight of California licensed Engineers and Architects. Plans submitted for
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 10
building permits shall be "wet stamped" and signed by the qualifying professional
person.
42. 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. This project has potentially
been identified as located in an area subject to "Liquefaction" as designated by the
California State Geologist. As such, it is subject to all State requirements for
geologic reports and investigations.
43. Site Plan: Application for building permit shall include a competent engineered site
plan that identifies property and proposed structures with dimensions and elevations
as appropriate. Site plan shall also include extensive site drainage details.
44. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspections. 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
45. Title 24 EnerQV Compliance: California Title 24 Energy requirements for Commercial
and Residential structures apply to this project and shall be provided with application
documents at time of submittal.
46. Special Instructions: 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.
47. 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.
48. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 11
b. Santa Clara County Fire Department
c. School District:
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)
Note: To determine your district, contact the offices identified above.
Obtain the School District payment form from the City Building
Division, after the Division has approved the building permit
application.
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
49. 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.
50. Construction Fencino: 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
Public Works Department:
51. 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, have the map be recorded
after approval by the City Council, pay various fees/deposits and submit the map in
a digital format acceptable to the City.
52. Condominium Plan: Prior to building occupancy, the applicant shall submit a
Condominium Plan and submit the map in a digital format acceptable to the City.
53. Preliminarv Title Report: Upon submittal of the final map, the applicant shall provide
a current (within the past 6 months) Preliminary Title Report.
54. Rioht-of-Wav for Public Street Purposes: Upon recordation of the final map, the
applicant shall fully complete the process to cause additional right-of-way to be
granted in fee for public street purposes along the S. Bascom Avenue frontage to
accommodate 17 feet of right-of-way from curb face to back of walk. The applicant
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 12
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.
Additionally the applicant shall grant right of way along the Creekside Way frontage
to accommodate a 10 foot sidewalk, or as required by the City Engineer. 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.
55. Public Easements: Upon recordation of the final map, the applicant shall grant a 10
foot public service easement on private property contiguous with the public right-of-
way along the Bascom Avenue frontage. The applicant shall grant a public access
easement on private property consistent with the alignment with the
renovated/reconfigured pedestrian access to the creek trail. Additionally the
applicant shall grant a minimum 20 foot public storm drain easement on private
property consistent with the proposed public storm drain modifications. All
easements are subject to the City Engineer's review and approval. 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.
56. 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.
57. Private Access Easement: Prior to recordation of final map, the applicant shall
provide the City with necessary documentation to ascertain the applicant's legal right
to use the access easement across the adjacent property along Creekside Way
(1777 S. Bascom Avenue) based on the final approved layout for this
intersection/driveway. The applicant shall obtain a larger and/or reconfigured access
easement from this adjacent property owner. The easement shall increase by adding
an additional 10 foot strip to the east along the east side of the existing easement.
The increase shall be configured such that the easement matches the actual travel
way for appropriate vehicles that may access the site (i.e. fire truck, garbage truck,
etc.). The applicant shall provide the City with recorded documents illustrating the
larger/reconfigured access easement.
58. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
59. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
60. 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.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 13
61. 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. Prior to occupancy, the design engineer shall
provide written certification that the development has been built per the engineered
grading and drainage plans.
62. Drainaae Svstem: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate
that the facilities are functioning normally in accordance with the requirements of the
City.
63. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee set for commercial land use.
64. 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:
Bascom Avenue:
a. Show location of all existing improvements and utilities including but not limited to
utility boxes, covers, poles, transformers, signs, fiber optic lines, street lighting
conduits and conductors within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles,
transformers, signs, etc. outside of future sidewalk area. No utility boxes, covers,
poles, cabinets, etc. will be allowed in the sidewalk area.
c. Removal of existing sidewalk, curb, gutter, trees and driveway approaches along
entire project frontage or as determined by City Engineer.
d. Installation of Streetscape standards including a 7 foot sidewalk, 10 foot
landscaped park strip, curb, gutter, ADA compliant driveway approaches, City
approved street trees at 30 feet on center, turf and associated irrigation facilities.
e. Modifications to existing storm drainage system in Bascom Avenue to include
upsizing and extending the storm drain main line on Bascom Avenue northward,
installing City standard manholes, and extending any related storm lateral
facilities. Public storm drain lines located on site will need to be removed,
relocated and upsized. All modifications shall meet City standards and shall be
subject to the review and approval by the City Engineer. Public storm drain
easements must be provided on the final map for the approved alignment.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 14
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Bascom Avenue is scheduled for pavement rehabilitation in the Spring of 2007.
Street improvement plans must show the extent of the utility cuts required for the
proposed development (see utility coordination plan). The applicant must
mitigate the utility cuts through the newly placed overlay as defined in the
pavement restoration plan. This will require the removal and replacement the
newly placed asphalt concrete overlay with one large re-paving, following the
completion of all utility work. The limits of the area of pavement to be removed
and replaced will be as defined by the City Engineer, and may extend to the
outer limits of all utility work.
Creekside Wav:
Reconstruction of the 1777 S. Bascom Avenue westerly entryway/driveway at
Creekside Way and project frontage along Creekside Way. Plans to include:
a. Show location of all existing improvements and utilities within the existing public
right of way and the access easement from the adjacent parcel.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk and driveway areas. No utility boxes, covers, etc. will be allowed in
the sidewalk or driveway areas.
c. Removal of existing sidewalk, curb, gutter, median barriers, barrier islands and
driveway approach, as required by City Engineer.
d. Installation of City standard curb, gutter, sidewalk, and ADA compliant driveway
approach. Modifications to the entryway to allow for emergency vehicle and solid
waste collection vehicle turning movements as required by City Engineer.
e. Removal and/or reconstruction of existing barrier islands, signing and striping
modifications as approved by the City Engineer.
f. Installation of asphalt concrete overlay per street pavement restoration plan, as
required by the City Engineer.
g. Replacement of existing underground utilities, signal interconnect conduits and
conductors, street lighting conduits and conductors, fiber optic lines, utility boxes,
and protection of existing facilities to remain.
h. Installation of traffic control, stripes and signs.
i. Installation of City approved street trees as required by City Engineer.
j. Construction of conforms to existing public and private improvements, as
necessary.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 15
Pedestrian Access to Creek Trail:
Reconstruction of Pedestrian Access to Creek Trail which may include:
a. Removal of existing concrete ramp and retaining wall and reconstruction of an at
grade pedestrian ramp with enhanced landscaping, lighting, installation of a
drinking fountain and bench along the creek trail, removal of existing fencing
between the creek trail and the proposed development, and removal of existing
landscaping and installation of new irrigated landscaping strip between the creek
trail and the proposed development. Any alternatives to these modifications must
be approved by the City Engineer. Pedestrian access easements must be
provided on the final map for the approved alignment.
b. Relocation and/or replacement of existing improvement and underground utilities as
necessary, and protection of existing facilities to remain.
65. On-site Public Storm Drain Line: As part of the street and on-site grading
improvements the applicant shall have plans prepared that show the following:
a. Removal of the existing public storm drain system from Bascom Avenue to
the Creek outfall and all private connections.
b. Construction of a new upsized storm drain line based on a new alignment
as required by City Engineer.
c. All on-site connections shall be tied into the new public storm drain line at
one on-site location. This tie in point shall be approximately 50 feet from
existing Creek outfall as required by the City Engineer.
66. Maintenance of Landscaoino: Owner(s), current and future, are required to maintain
the landscaped park strip and trees in the public right of way, on Bascom Avenue
and along the Los Gatos creek trail frontage. 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.
67. Maintenance of Pedestrian Pathwav: Prior to recordation of the final map, the
applicant shall execute a maintenance agreement to maintain the enhanced
pedestrian pathway joining Creekside Way to the Los Gatos Creek Trail adjacent to
the project site. This includes, but is not limited to: lighting, landscaping, irrigation,
decorative treatments, walls, fencing, etc.
68. 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.
69. 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.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 16
70. 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.
71. 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. Bascom Avenue is scheduled for resurfacing in the Spring of 2007. 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.
72. 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.
73. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
74.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
ru noff 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
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 17
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
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. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requ irements.
Prior to recordation of the final map:
a. 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.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. 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:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
b. The applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this
project.
The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
75. 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.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 18
76. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building or the recordation of the final map, the applicant
shall obtain clearance from the SCVWD.
77. 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.
Fire Department:
78. 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 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 make application to, and receive from, the Building Division all applicable
construction permits.
79. Reauired Fire Flow: The applicant must submit detailed area calculation totals for
each floor level (including all interior common areas) prior to receiving fire flow
requirements.
80. Automatic Fire Sprinkler System Reauired: Buildings requiring a fire flow in excess
of 2,000 GPM or, in excess of two stories or 35 feet in height, shall be equipped
throughout by an automatic fire sprinkler system, hydraulically designed per National
Fire Protection Association (NFPA) Standard #13.
81. Private On-Site Hvdrant(s) Reauired: Provide three (3) 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 250
GPM at 20 psi residual pressure. Prior to desian, the proiect civil enaineer shall
meet with the fire department water supply officer to iointlv spot the reauired fire
hydrant locations.
82. Emeraencv Gate/Access Gate Requirements: Gate installations shall conform to
Fire Department Standard Details and Specification G-1 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.
83. Public Fire Hydrants(s) Reauired: Revise site plan to show all existing public
hydrants (on the building side of Creekside Way and Bascom Avenue) which service
the site. Additional public hydrants may be required.
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 19
84. Fire Apparatus (Enoine) 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, a minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform
to the Fire Department Standard Details and Specifications sheet A-1.
85. 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.
86. Fire Lane Markino 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.
87. Parkino Alono 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 8 ft. width.
88. Emeroencv Gate/ Access Gate Requirements: Gate installations shall conform to
Fire Department Standard Details and Specification G-1 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.
89. Standpipes Required: Buildings shall be equipped with standpipes designed per
NFPA Std. #14, and be equipped with 2-1/2" inch hose valves, at location
designated by the Fire Department. Standpipes shall be required throughout the
building and in the interior courtyard at locations to be determined by the fire
department. Revised drawings in writing to reflect compliance with this
requirement.
90. Fire Department Kev Box Required: The building shall be equipped with a
permanently installed emergency access key lock box (Knox) conforming to Fire
Department Standard Detail and Specification sheet K-1. At time of final inspection,
access keys shall be provided to the Fire Department.
91. Timino 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 may
Exhibit A - City Council Ordinance
PLN2006-128 - 1677 S. Bascom Avenue - Planned Development Permit
Page 20
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
92. Timina of Reauired Water Supplv 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 arid
accepted.
93. New Commercial Buildinas: All new commercial buildings shall comply with
standard specification SI-7 for construction site fire safety.
94. Access to Buildinas/ 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). The landscape plans
shall provide ladder access at 75 degree angles to all bedrooms at street side of
buildings and in the courtyard. The site plan shall show the three access points to
the podium deck. The drawings must clearly show the access points onto the
podium deck without having to go into the building.
95. 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.
96. Easements: Provide a copy of the recorded easement which allows egress across
the adjacent parcel on to Creekside Way.