PC Res 3890
RESOLUTION NO. 3890
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2007-113) TO ALLOW
THE CONSTRUCTION OF A TWO-STORY MIXED-USE BUILDING
WITH 6,879 SQUARE FEET OF COMMERCIAL RETAIL SPACE
AND FIVE APARTMENTS ON PROPERTY OWNED BY LEXMAR
DEVELOPMENT LOCATED AT 2295 & 2305 S. WINCHESTER
BOULEVARD IN A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. JIM FULTON, ON BEHALF OF
LEXMAR DEVELOPMENT. FILE NO: PLN2007-113.
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 Planning Commission finds as follows with regard to File No. PLN2007-113:
1. The proposed mixed-use will result in a use that is consistent with the Central
Commercial General Plan land use designation.
2. The proposed mixed-use project is consistent with the P-D (Planned Development)
Zoning District.
3. The site plan proposes the construction of two-story mixed-use building with 6,879
square feet of commercial retail space and five apartments, 46 parking spaces, and
associated landscaping.
4. The project site consists of a .80 gross acres, developed with 10,135 square feet of
total building coverage, 6,500 square feet of landscaping, and 8,045 square feet of
paving (includes the courtyard, patios, and walkways).
5. The project provides a total of 46 parking spaces for the retail and residential uses.
One parking space per each 200 square feet of retail floor area for a total of 34.4
retail parking spaces and 11 spaces for the proposed apartments or a total of 46
parking spaces.
6. The project has a Floor Area Ratio (FAR) of .32 per General Plan Policies and the
Zoning Ordinance which does not calculate the residential component into the FAR.
7. Land uses surrounding the project site includes commercial to the north, south, and
east, and residential to the west.
8. The design of the building utilizes varied, high quality building materials as
architectural treatments.
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9. The project site will generate approximately 338 daily trips.
10. Comparing the proposed land use with the existing land use, a net difference of an
addition of (12) A.M. peak hour trips and an addition of (23) P.M. peak hour trips
would occur.
11. Based on the net difference of vehicle trips generated between the existing and
proposed use, the addition of traffic generated by the proposed project will not result
in significant changes to the intersection Levels of Service (LOS).
12. The project will not exceed, either individually or cumulatively, a LOS standard
established by the Congestion Management Program for designated roads or
highways.
13. The Planning Commission finds that this project is Categorically Exempt under
Section 15332, Class 32, of the California Environmental Quality Act (CEQA),
pertaining to infill development.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The development will be compatible with the Zoning Code of the City.
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.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Planned Development Permit (PLN2007-113) to allow the construction of a two-
story mixed-use building with 6,879 square feet of commercial retail space and five
apartments on property owned by Lexmar Development located at 2295 & 2305 S.
Winchester Boulevard 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
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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. Declaration of Acceptance of All Conditions: Within thirty (30) days of City Council
Planning, the applicant shall sign the final, approved set of Conditions of Approval.
Until said Conditions are signed, the proposed Planned Development Permit shall
not be valid for any permits sought from the City.
2. Approved Proiect: Approval is granted to construct two-story mixed-use building with
6,879 square feet of commercial retail space and five apartments on property owned
by Lexmar Development located at 2295 & 2305 S. Winchester Boulevard. 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 ARC Tec and received April 29, 2008 site
plan, floor plans, building elevations, and illustrations.
b. Final construction details and specifications subject to review and approval of the
Community Development Director prior to issuance of Building permits.
c. Plan sheet with the bulb out.
*Planning sign off is required to prior to Building Permit final. Construction not
in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
3. 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.
4. Park Impact Fee: A Park Impact Fee is due upon development of the site, based on
the development density of 6-13 units per acre, and shall be paid to the City. Prior
to issuance of a certificate of building occupancy park impact fees shall be paid.
Credit shall be given for the existing legal residence(s) that were demolished.
5. 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 to the approved conceptual landscape plan
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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
storm water 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.
6. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
7. Trash and Recvclinq 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 based upon the requirements of the City's trash collector.
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.
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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.
8. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans. The applicant/property owner shall incorporate lease restrictions for
the hours, locations and times of delivery vehicles to the service the commercial
uses. This restriction shall be reviewed and approved by the Community
Development Director prior to the issuance of building permits.
9. 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. A solid masonry/stucco wall shall be provided where the project site
abuts residential uses.
10. 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.
11. 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.
Screening material and method shall require review and approval by the Community
Development Director prior to installation of such mechanical equipment screening.
12. Outdoor Storaqe: No outdoor storage is permitted on the property except outdoor
seating and tables as approved by the Community Development Director.
13. On-site Liqhtinq: 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.
14. Siqns: Signage shall be approved in conformance with a Master Sign Program. New
signage shall not be installed prior to approval of a sign permit as required by
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Chapter 21.53 of the Campbell Municipal Code. The applicant shall secure approval
of a Master Sign program for the project.
Signing shall include directional signage to identify parking facilities west of the
building, identification of loading/unloading areas, and restriction regarding delivery
hours.
15. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for
retail uses.
16. Delivery and Garbaae Pick Up Hours/Noise: Delivery and garbage pick up hours
shall be restricted to 8 a.m. to 8 p.m. Signing shall be installed at service doors
notifying the restriction of delivery and garbage pick up hours.
17. Propertv Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. (Section
11.201 and 11.414, 1985 Ed. Uniform Fire Code).
18. 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.
19. 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.
20. 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.
21. Construction Activities: The applicant shall abide by the following requirements
during construction:
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.
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b. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
permit. These truck routes shall avoid access to the project site via residential
streets where possible.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
f. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor and construction hours in a
location visible from the public street so that the contractor can be made aware of
noise complaints.
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
h. Use dust-proof chutes for loading construction debris onto trucks.
i. Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind.
j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
22. Contractor Contact Information Postino: Prior to the issuance of building permits,
the project site shall be posted with the name and contact number of the lead
contractor and construction hours in a location visible from the public street so that
the contractor can be made aware of noise complaints. The minimum size of the
sign for posting shall be 4 feet x 8 feet.
23. Construction StaQino 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.
24. 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
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schedule plan shall be subject to review and approval by the Community
Development Director and the Public Works Director.
Building Division:
25. 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.
26. 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.
27. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
28. Plan Preparation: This project requires plans prepared under the direction and
oversight of California licensed Engineers and Architects. Plans submitted for
building permits shall be "wet stamped" and signed by the qualifying professional
person.
29. 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.
30. 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.
31. 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)
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c. foundation corner locations
32. Title 24 Enemy 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.
33. 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.
34. 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.
35. 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 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)
36. 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.
37. 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
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when no work is being done. All protected trees shall be fenced to prevent damage
to root systems
Public Works Department:
38. 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.
39. 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 S.
Winchester Blvd. and EI Caminito Ave. frontages to accommodate a 45' half street
width and 30' half street width, respectively. 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.
40. Public Utilitv/Service Easement: Prior to issuance of any grading or building permits
for the site, the applicant shall grant a 10 foot public service easement on private
property contiguous with the public right-of-way along the S. Winchester Blvd. and EI
Caminito frontages. 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.
41. 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 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.
42. 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, currently set at
$2,650 per net acre, which is $1,484.
43. 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, unless
otherwise approved by the City Engineer:
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a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approaches, sidewalk, curb and gutter.
d. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center.
e. Installation of City standard curb, gutter, sidewalk, ADA curb ramp and ADA
compliant driveway approaches.
f. Installation of "bulb-out" improvements at the corner of Winchester and EI
Caminito.
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
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. Extension of the storm mainline on Winchester Boulevard, south from Kennedy
Avenue to the proposed development, and required connections from the
development to the storm drain main. The extension of the mainline shall be
parallel with the centerline of Winchester, and if necessary, turn westerly and be
parallel with the centerline of EI Caminito.
k. Construction of conforms to existing public and private improvements, as
necessary.
I. Submit final plans in a digital format acceptable to the City.
44. 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.
45. 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.
46. Underqroundinq Street Frontaqe Utilities: All overhead utility lines along the project's
public street frontages shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code. Applicant shall comply with all utility applications, plan
submittals, permitting, and fee requirements of the serving utility companies. In lieu
of immediate undergrounding of the public street frontage, the applicant may elect to
execute an agreement to participate in an underground utility program, should the
City establish such a program within the next 7 years. Prior to issuance of building
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permits the owner shall post required security with the City to insure participation in
the underground utility program.
47. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
48. 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.
49. 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. S. Winchester Blvd. 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.
50. 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.
51.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.
52. 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
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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 Storm water 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 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
requirements.
Prior to issuance of any grading or building permits:
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.
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The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
53. Occupancy and BuildinQ Permit Final: Prior to allowing occupancy and/or final
building permit signoff 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.
54. Lot Merqer: Prior to issuance of any grading or building permits for the site, the
applicant shall fully complete the merger of the two lots into one lot. This action can
be accomplished with a map or a lot line adjustment. The applicant shall submit the
necessary documents, pay the current processing fees and fully process the merger
with City staff's comments. Should a record of survey be required per Section 8762
of the Business and Professions Code, a recorded copy of the record of survey shall
be submitted prior to issuance of any grading or building permits.
Fire Department:
55. 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. Identify the occupancy classification of the rental units.
56. Required Fire Flow: The fire flow for this project is 5000 gpm at 20 psi residual
pressure. As an automatic fire sprinkler system will be installed, the fire flow has
been reduced by 75% establishing a required adiusted fire flow of 1500 gpm at 20
psi residual pressure. The adjusted fire flow is available from are water mains and
fire hydrant(s) which are spaced at the required spacing.
57. Automatic Fire Sprinkler Svstem 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 by an automatic fire sprinkler system, hydraulically designed per National
Fire Protection Association (NFPA) Standard #13. A State of California licensed fire
protection contractor shall submit plans, calculations, a completed permit application
and appropriate fees to the department for review and approval prior to beginning
their work.
58. Hose Valves/ Standpipes Required: Buildings three stories or more inn height, or
where emergency access has deemed minimal, shall be equipped with stand pipes
designed per NFPA Std # 14, and be equipped with 2-1/2" inch hose valves, located
within the stair enclosures.
Planning Commission Resolution No. 3890
PLN2007-113 - 2295 & 2305 S. Winchester Boulevard - Planned Development Permit
Page 15
59. 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.
60. 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.
61. Fire Lane Markina Required: Provide marking for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications A-6.
62. Conditions of Approval on Plans: Please be advised that the Fire Department's
Conditions of Approval are based on the minimum amount of information on the
plans. Additional requirements may apply upon submittal of 100% plans. To prevent
plan review and inspection delays, the above Conditions of Approval Shall be
restated as "notes" on all pending and future plan submittals and any referenced
diagrams to be reproduced onto the future plan submittal.
PASSED AND ADOPTED this 2ih day of May, 2008, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Gairaud, Gibbons, Rocha
and Roseberry
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED: &. !li~,
Bob Roseberry, Ch .
-
ATTEST:
ing Secretary