CC Resolution 10918
RESOLUTION NO. 10918
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2007 -44) TO ALLOW THE CONSTRUCTION OF FIVE NEW
ATTACHED SINGLE-FAMILY TOWNHOMES ON PROPERTY
OWNED BY HERITAGE REALTY GROUP LOCATED AT 258/268
UNION AVENUE IN AN R-3 (MULTIPLE FAMILY RESIDENTIAL)
ZONING DISTRICT AND C-P-D (CONDOMINIUM-PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. JEFF
MAR, ON BEHALF OF HERITAGE REALTY GROUP. FILE NO:
PLN2007-44.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to File No. PLN2007 -44:
1. The density of the proposed project site is 11.2 units per gross acre, which is
consistent with the General Plan land use designation of High Density Residential
(21-27 units per gross acre).
2. The proposed project is consistent with the Planned Development Zoning
Ordinance.
3. The site plan proposes the construction of five single-family attached residences,
each on individual lots. All of the residences would take vehicular access from a
common access driveway off of Union Avenue.
4. The project provides a total of 17 parking spaces, where 18 spaces are required.
5. The completed project would consist of five new residences with a building coverage
of 34%, landscaping coverage of 29% and paving coverage of 37%.
6. The proposed project will have a floor area ratio of 0.54.
7. Each of the units has a minimum of a private front porch area and/or an enclosed
second story patio for private open space and the project has common open space
the exceeds the 500 square foot per unit minimum for an equivalent condominium
project.
8. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
City Council Resolution
PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
Page 2
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts, which are consistent with the
General Plan designation of the property.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2007 -44) to allow the construction of a five new attached
single-family town homes on property owned by Heritage Realty Group located at
258/268 Union 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.
City Council Resolution
PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Planned Development Permit to allow
the construction of five attached single-family residences located at 258/268 Union
Avenue. The building designs and site design shall substantially conform to the
project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
a. Revised project plans, including colored elevation, prepared by Ko Architects,
Inc. and stamped as received by the Planning Division on February 19, 2008.
b. Revised landscape plan prepared by Greg g. Ing & Associates and stamped as
received by the Planning Division on February 19, 2008.
c. Color and Material board submitted by Ko Architects, Inc. received by the
Planning Division on October 12, 2007.
d. Tentative Subdivision Map prepared by Lea & Braze Engineering, Inc. and
stamped as received by the Planning Division on February 19, 2008 as modified
under the Tentative Subdivision Map (PLN2007-45) Conditions of Approval.
2. Privacy Impacts: In order to mitigate potential privacy impacts, the applicant shall
revise the project plans to remove the second story master bedroom balconies along
the north elevation. The applicant shall provide frosted glass or clerestory windows
for all second story bathroom windows.
3. Porch Details: The applicant shall provide a detail of the porch entry way and porch
columns showing that the columns do not overhang the porch for review and
approval of the Community Development Director prior to Building Permit issuance.
4. 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.
5. Final Map: The Planned Development Permit approval is contingent upon
recordation of the Final Map to divide the subject property. The Final Map shall be
recorded prior to the issuance of building permits.
6. 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
irrigation plan shall substantially conform with 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
City Council Resolution
PLN2007-44 - 258/268 Union Avenue - Planned Development Permit
Page 4
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)/HOA and shall include routine pruning of trees and shrubs,
maintenance of the automatic irrigation system and the replacement of damaged
or diseased plant materials. 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.
7. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site or on adjacent lots that are impacted by the
project, and shall contain specific information about the preservation of the trees
during any grading or building on site. Such tree protection measures shall be
installed prior to any demolition, grading, or building on the project site. No
construction or trenching shall take place within the drip line of trees and a fence
constructed of temporary cyclone fencing or wire mesh securely attached to poles
driven into the ground shall be installed around the drip line of the tree. All trimming
or branch removal from protected trees shall be completed by a certified arborist.
The tree protection plan shall be submitted to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building
permits.
8. Parkinq and Drivewavs: Applicant shall submit a driveway and walkway detail and
color sheet showing upgraded colored, stamped and textured concrete for review
and approval by Community Development Director prior to the issuance of a building
permit.
9. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
legally established existing single-family residences to be demolished. Prior to
recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due
prior to issuance of a certificate of building occupancy.
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PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
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10. Premises Identification: The applicant shall submit a premises identification detail
sheet showing the material type and location for review and approval by the
Community Development prior to the issuance of Building Permits.
11. Fences & Retaininq Walls: All new fencing shall be a good-neighbor style wood
fence and shall comply with all the provisions of Section 21.18.060 of the Campbell
Municipal Code. Grade changes shall be supported with masonry retaining walls.
The design and location of all fences and retaining walls shall be reviewed and
approved by the Community Development Director prior to issuance of any building
permits for the project. Fencing along the property lines shall be replaced at the
expense of the applicant, unless it is determined to be in good condition by the
Community Development Director.
12. Property Maintenance: The property is to be maintained free of any combustible
trash, debris, and weeds until the time that actual construction commences. Any
vacant existing structures shall be secured, by having windows boarded up and
doors sealed shut, or be demolished or removed from the property (Section 11.201
and 11.414, 1985 Ed. Uniform Fire Code).
13. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-
flow preventers, indicating the location of the boxes and screening (if the boxes are
above ground) for approval by the Community Development Director.
14. On-Site Liqhting: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures and lighting intensity of
any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance
with all applicable Conditions of Approval, ordinances, laws and regulations.
Lighting fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
15. 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-1]
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-1]
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PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
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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-1]
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
[Mitigation Measure Noise-1]
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-1]
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-1]
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-1]
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]
16. Parkinq and Drivewavs:
a. All parking and driveway areas shall be developed in compliance with the
approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
b. The applicant shall submit a driveway, uncovered parking area, and walkway
detail and color sheet showing upgraded colored, stamped and textured concrete
for review and approval by Community Development Director prior to the
issuance of a building permit.
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PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
Page 7
17. Covenants, Codes and Restrictions (CC&R's ): Prior to recordation of the Parcel
Map, the applicant shall submit for review and approval by the City a copy of the
draft CC&R's which shall include the following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance
of buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the
project,
c. Definition of common areas to be maintained and provision of maintenance for
these areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of
common areas and shared building walls and roofs to be repaired, repainted,
and/or replaced as necessary;
e. Provision to provide ongoing maintenance of the required landscaping for the
project;
f. Provision for the availability of interior garage space for the parking of two
vehicles at all times; and
g. Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
18. 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 issuance of building permits.
19. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
20. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicant shall provide the location of such vents on the building plan elevations and
roof plans, to the satisfaction of the Community Development Director, prior to
issuance of building permits.
21. 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
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 CULT -1]
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PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
Page 8
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]
22. Soils Report: The applicant shall comply with the following requirements:
a. The applicant shall submit two copies of a current soils report containing
foundation and retaining wall design recommendations, prepared to the
satisfaction of the Building Official, with the building permit application. This
report shall be prepared by a licensed engineer specializing in soils mechanics.
[Mitigation Measure GEO-1]
Building Division:
23. Permits Required: A building permit application shall be required for each new
townhouse dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
24. 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.
25. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
26. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
27. 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.
28. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details.
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PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
Page 9
29. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
30. Title 24 Enerqy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
31. Special Inspections: When a special inspection is required by C.B.C. Chapter 17,
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 C.B.C Appendix 1, Section 106. Please obtain City of
Campbell Special Inspection forms from the Building Inspection Division Counter.
32. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara
Valley Non-point Source Pollution Control Program specification sheet shall be part
of plan submittal. The specification sheet (size 24" X 36") is available at the Building
Division service counter.
33. P.G. & E.: The applicant is advised to contact P.G. &E. as early as possible in the
approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval
process. The applicant should also consult with P.G. & E. concerning utility
easements, distribution pole locations and required conductor clearances.
34. Construction Fencinq: 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.
35. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
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Page 10
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division
has approved the building permit application.
FIRE DEPARTMENT
36. Required Fire Flow: The required fire flow for this project is 1,500 gpm at 20 psi
residual pressure. The required fire flow is available from area water mains and fire
hydrant(s), which are located at the required spacing.
37. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess
of 2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped
throughout with an automatic fire sprinkler system, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13D.
A State of California licensed fire protection contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this
department for review and approval prior to beginning their work.
38. Fire Apparatus (Enqine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform with
Fire Department Standard Details and Specifications Sheet A-1. UFC 902.2.2
39. 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 Sheet A-6.
40. Parkinq Alona Roadways: 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 spaces on an 8 foot width.
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Page 11
41. Timinq of Required Roadway 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.
42. 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
43. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a parcel map for recordation upon approval by the City, pay
various fees/deposits and submit the map in digital format acceptable to the City.
44. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall
provide a current Preliminary Title Report.
45. Riqht-of-Way for Public Street Purposes: Prior to recordation of the parcel 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 Virginia Avenue frontage to
accommodate a 30-foot half street width. 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.
46. Private Easements: Upon recordation of the parcel map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
47. Demolition: Prior to recording of the Parcel Map, the applicant shall obtain a
Demolition Permit to remove any nonconforming structures.
48. Monumentation for Parcel Map: Prior to recordation of the parcel 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.
49. Street Improvements: Prior to recordation of the parcel map, the applicant shall
execute a street improvement agreement, shall 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 encroachmeDt
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
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Page 12
a. Show location of all existing utilities within the new and existing public right-of-
way.
b. Show distance from property line to street centerline.
c. Relocation of all existing facilities, including utility boxes, covers, poles, etc.
outside the sidewalk area. No utility boxes, covers, poles, etc. will be allowed in
the sidewalk area.
d. Construction of ADA compliant driveway approaches as necessary.
e. Construction of curb, gutter, and sidewalk along the property frontage as
necessary.
f. I nstallation of street trees and irrigation at 30 feet on center.
g. Installation of street lights in accordance with the Street Lighting Policies of the
City of Campbell as necessary.
h. Installation of traffic controls, stripes, and signs as appropriate.
i. Protection and relocation of utilities as necessary.
J. Construction of conforms to existing public and private improvements as
necessary.
50. Maintenance of Landscapinq: Current and future owner(s) are required to maintain
the landscaped park strip 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. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-
way line.
52. 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 to determine the required pavement section.
53. Utilities: All new 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.
54. 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.
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55. 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. This section of Virginia Avenue has not been resurfaced during the last
five 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.
56. 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.
57. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects 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.
58. Gradinq and Drainaqe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a 10 year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
59. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee of $2,385 per net
acre, which is $1,073.00.
60. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
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Page 14
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Starl
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: A Companion Document to Starl at the Source
("Using Site Design Techniques") by BASMAA, 2003.
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.
d. Any changes are in conformance with local, state, or federal regulations.
61. Covenants. Conditions. and Restrictions: Provide copies of CC&R's for review by
the City prior to recordation of the parcel map and CC&R's.
62. 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.
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
63. Sewer connection: The applicant will be required to construct a privately maintained
on-site sewer to serve the six new parcels. This private sewer system must be
design and constructed in accordance with the district's public sewer standards.
Pursuant to district ordinance, code Section 10.130 "TIME OF PAYMENT OF
SEWER CONNECTION AND TREATMENT PLANT CAPACITY FEES", THE
APPLCIANT IS REQUIRED TO PAY ALL APPLICABLE FEES PRIOR TO THE
ISSUANCE OF A "Non-Interference" letter for the recordation of the Final Map.
AT&T
64. Public Utility Easement: The applicant will be required to dedicate the common area
(that area not designated A 1, A2, B1, B2, B3 or porch) as a Public Utility Easement
in order to provide service to the individual Lots.
City Council Resolution
PLN2007 -44 - 258/268 Union Avenue - Planned Development Permit
Page 15
PASSED AND ADOPTED this 3rd day of June
call vote:
, 2008, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Furtado, Kennedy, Low, Burr
Hernandez
None
None
ATTEST:
/-)
~~
APPROV~.-'-rc::;;;. ,-.,. ~ l~
Donald R. Burr, Mayor
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Anne Bybee, City Clerk