PC Res 3932RESOLUTION NO. 3932
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT- (PLN2007-173) TO ALLOW
THE CONSTRUCTION OF A MIXED-USE DEVELOPMENT
PROJECT ON PROPERTY OWNED BY ALVIN B. CHAN, INC.,
LOCATED AT 651, 655 & 671 W. HAMILTON AVENUE IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT. FILE NO:
PLN2007-173.
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. PLN2007-173:
The proposed mixed-use project will result in a use that is consistent with the
Commercial/Professional Office/Residential (up to 27 units per gross acres) General
Plan land use designation.
2. The proposed mixed-use project is consistent with the C-PD (Condominium Planned
Development) Zoning District with approval of aPlanned-Development Permit.
3. The site plan proposes the construction of two four-story mixed-use building
consisting of 11,149 square feet of retail space, 43 condominium units, a 77 space
subterranean parking garage, and a 65 unit townhome-style condominium complex.
4. The project site consists of a 4 net acres, and would be developed with
approximately 1.7 acres of total building coverage, .93 acres of landscaping, and
1.37 acres of paving (includes the courtyard, patios, and walkways).
The project provides approximately one parking space per each 200 square feet of
retail floor area, for a total of 55 retail parking spaces, and 2.3 parking spaces per
residential unit, or 253 residential parking spaces, for a total of 308 off-street parking
spaces.
6. The project has a Floor Area Ratio (FAR) of 0.62.
7. Land uses surrounding the project site includes religious facility to the north, three
story office building to the south, the San Tomas Aquino Creek and San Tomas
Expressway to the east, and retail and multi-family buildings to the west.
8. The design of the building utilizes varied, high quality building materials as
architectural treatments.
9. The project site will generate approximately 1,107 daily trips.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 2
10. Comparing the proposed land use with the existing land use, a net difference of an
addition of 34 A.M. peak hour trips and an addition of 11 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. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the 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.
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 Planning Commission recommends approval
of a Planned Development Permit (PLN2007-173) to allow the construction of a mixed-
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Paae 3
use development project on property owned by Alvin B. Chan, Inc. located at 651, 655
& 671 W. Hamilton 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. Declaration of Acceptance of All Conditions: Within thirty (30) days of City Council
approval, the applicant shall sign the final, approved set of Conditions of Approval.
Until said Conditions are signed, the approved entitlements shall not be valid for any
permits sought from the City.
Acknowledged & Accepted:
Santa Clara Development Date
2. Approved Project: Approval is granted for a Planned Development Permit
(PLN2007-173) for the construction of a mixed-use project described in the
documents specified herein, in conjunction with a Zoning Change (PLN2007-172), a
Tentative Vesting Map (PLN2007-174), and Tree Removal Permit (PLN2007-175)
on property located at 651, 655, and 671 W. Hamilton Avenue. The building design
and site layout shall substantially conform to the revised Project Plans, prepared by
ELS Architecture and Urban Design, and stamped as received by the Planning
Division on January 30, 2009, and the revised Landscaping Plans prepared by SWA,
and stamped as received by the Planning Division on January 30, 2009, except as
may be modified by additional conditions of approval specified herein:
3. Planning Final Required: Planning sign off is required to prior to Building Permit final.
Construction not in substantial compliance with the approved project plans will not
be approved without prior authorization of the necessary approving body.
4. Permit Expiration: The Planned Development Permit is valid for a period of three
years from the effective date of City Council approval. A building permit must be
obtained within this three-year period and construction commenced within six
months thereafter or the Planned Development Permit shall be void.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 4
5. Permitted Uses: Those uses listed as permitted uses in the C-2 (General
Commercial) zoning district shall be considered permitted uses for the approved
commercial-retail space, allowable with a Zoning Clearance in compliance with
Chapter 21.40 of the Campbell Municipal Code. Those uses listed as conditional
uses in the C-2 (General Commercial) zoning district shall require an Administrative
Planned Development Permit in compliance with Chapter 21.12.030 of the Campbell
Municipal Code.
Restaurant/food service uses shall be limited to 40 percent of the on-site commercial
parking.
6. Revocation of Permit: Non-compliance with the conditions of approval specified
herein or any standards, codes, or ordinances of the City of Campbell shall be
grounds for consideration of revocation of the Planned Development Permit by the
City Council.
7. Tentative Vesting 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.
8. 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. The
fee is currently set at $6,590 per unit. This fee is subject to change and the fee in
effect at the time of payment shall be the fee due.
9. Covenants, Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the
project;
c. Definition of common areas to be maintained and provision of maintenance for
these areas;
d. Identification of adjacent uses of a religious facility to the north, San Tomas
Expressway to the east, and adrive-thru restaurant to the southwest.
e. 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;
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Paae 5
f. Recognition of the mixed use character of the approved project.
g. Provision to provide on-going maintenance of the required landscaping for the
project;
h. Provision for the availability of interior garage space for the parking of vehicles at
all times;
i. Provision to prohibit the use of parking spaces for storage purposes, including
boats, trailers and recreational vehicles;
j. Provision to control and enforce parking for the residential and commercial uses.
k. 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
I. Prohibition of building mounted antennae.
m. Implement and maintain the approved parking management plan.
n. Provide regular monitoring and maintenance of the mechanical stormwater
treatment devices, in accordance with the manufacturer's recommendations
o. Provide regular monitoring and maintenance of the private sanitary system as
described by the designing engineering, and as approved by the City Engineer.
10. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and
exhibits shall be approved by the Community Development Director prior to the
issuance of building permits.
11. Landscape Plan: The applicant shall submit four (4) full size and four (4) reduced
sets of a final landscape and irrigation plans 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 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. Of the 100 trees required, 10 to 15% shall be 36-inch
boxed or greater.
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.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
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 associated with each building shall be installed prior to building
occupancy.
12. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
13. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant
shall pay a $8,000.00 deposit to cover the actual staff cost, at the rate of Assistant
Planner, to ensure compliance with the mitigation monitoring and with the conditions
of approval specified herein.
14. Initial Study Mitigation Measures: Pursuant to the Mitigated Negative Declaration,
and as specified in the Final Initial Study, the following mitigation measures shall be
incorporated into the project:
a. Mitigation Measure Air Quality - 1: The following practices should be followed
during all phases of site preparation and construction activities:
• Use dust-proof chutes for loading construction debris onto trucks.
• Water or cover stockpiles of debris, soil, and other materials that can be
blown by the wind.
• Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard.
• Sweep daily (with water sweepers) all paved access roads, parking areas,
and staging areas at the construction site.
• Sweep streets daily (with water sweepers) if visible soil material is carried
onto adjacent public streets, as directed by the City Engineer.
• Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
• Install erosion control measures to prevent runoff from the project site.
b. Mitigation Measure Biological Resources - 1: The applicant shall submit final
design engineering plans for construction and connection of the new sanitary
sewer line to the main sanitary sewer line by directional bore underneath the San
Tomas Aquino Creek, for review and permit approval by West Valley Sanitation
District (connection to the sewer system), the Santa Clara County Water District
(boring underneath the creek channel), Santa Clara County Roads and Airports
Department (work within San Tomas Expressway), and applicable City
departments.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 7
c. Mitigation Measure Biological Resources - 2: A qualified engineer shall provide
operational details prescribing proper operation procedure of the private sanitary
system to the satisfaction of the City Engineer. As deemed necessary by said
qualified engineer, property maintenance and operation procedures shall be
required by the Commercial Condo Association or Home Owner's Association.
d. Mitigation Measure Biological Resources - 3: Regular monitoring and
maintenance of the mechanical stormwater treatment devices, in accordance
with the manufacturer's recommendations, shall be conducted initially by the
contractor during construction phase of the project, and by the Home Owners
Association (HOA) thereafter, as specified in the Covenants, Conditions &
Restrictions.
e. Mitigation Measure Cultural Resources - 1: 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 any on-
site construction activity.
f. Mitigation Measure Cultural Resources - 2: 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.
g. Mitigation Measure Geology and Soils - 1: The applicant shall comply with the
recommendations in the Geotechnical Report, dated October 12, 2007 by Donald
E. Banta & Associates, Inc., and the Supplemental Geotechnical Report, dated
September 30, 2008, prepared Donald E. Banta & Associates, Inc. Such
recommendations shall be incorporated into the project's final engineering design
to minimize the damage from seismic shaking. The applicant shall use standard
engineering techniques and conform to the requirements of the International
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 8
Building Code to reduce the potential for seismic damage and risk to future
occupants.
h. Mitiqation Measure Hazards and Hazardous Materials - 1: Prior to the issuance
of grading or building permits, the applicant shall provide verification from the
California Department of Toxic Substances Control that the site is acceptable for
residential use.
Mitiqation Measure Hydrology and Water Quality - 1: Regular monitoring and
maintenance of the mechanical stormwater treatment devices, in accordance
with the manufacturer's recommendations, shall be conducted initially by the
contractor during construction phase of the project, and by the Home Owners
Association (HOA) thereafter, as specified in the Covenants, Conditions &
Restrictions.
j. Mitiqation Measure Hydrology and Water Quality - 2: The following practices
should be followed during all phases of site preparation and construction
activities:
• Use dust-proof chutes for loading construction debris onto trucks.
• Water or cover stockpiles of debris, soil, and other materials that can be
blown by the wind.
• Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard.
• Sweep daily (with water sweepers) all paved access roads, parking areas,
and staging areas at the construction site.
• Sweep streets daily (with water sweepers) if visible soil material is carried
onto adjacent public streets, as directed by the City Engineer.
• Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
• Install erosion control measures to prevent runoff from the project site.
k. Mitiqation Measure Noise - 1: The following measures shall be taken and
incorporated in the project design:
• 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."
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 9
• The project building plans shall incorporate exterior noise barriers along the
common open-space areas, as indicated.
• The project building plans shall incorporate a sound barrier along the easterly
property line in compliance with applicable regulations.
• An Acoustical Disclosure regarding adjacent Expressway generated noise
shall be provided in the Covenant Codes & Restrictions for the project.
I. Mitigation Measure Noise - 2: The following practices should be followed during
all phases of site preparation and construction activities:
• 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.
• Truck routes to and from the construction site shall be established to avoid
access to the project site via residential streets where possible.
• All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
• Unnecessary idling of internal combustion engines shall be strictly prohibited.
• 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.
• 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.
• Construction equipment, vehicles, and workers associated with the
development of the project shall not be permitted to park on any residential
streets.
• A Construction Staging Plan shall be submitted with a schedule that includes
the underground parking.
15. Trash and Recycling 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.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 10
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.
16. 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.
a. Property owner and/or operator shall maintain a minimum of 55 retail parking
spaces, and 253 residential spaces, for a total of 308 spaces.
b. The retail use shall at no time exceed the demand for the required amount of
retail parking spaces, unless a Parking Exception is granted by the Planning
Commission via an Administrative Planned Development Permit.
17. Parking Management Plan: The applicant shall provide a parking management plan
for review and approval by the Community Development Director. The plan shall
specify how the HOA will manage development's parking (e.g., establish loading
zones, guest parking only spaces, distribute dedicated parking, etc.).
18. Parking Stall Markings: The applicant shall indicate on the building plans that all
parking stalls are identified consistent with Chapter 21.28 of the Campbell Municipal
Code prior to the issuance of a building permit.
19. Bicycle Parking: The applicant shall provide 12 bicycle racks in the retail parking
area and 20 bicycle racks in the mixed-use residential parking garage or open
parking area.
20. 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 minimum 6 foot masonry wall or equal shall be provided between the
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Paae 11
townhome style units along the Expressway and adjacent to the open parking area
of the adjacent church.
21. 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.
22. 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.
23. Outdoor Storage: 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, except during the course of construction.
24. On-site Lighting: 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.
25. Signs: 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.
26. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for
retail uses. Businesses desiring operational and/or business hours exceeding this
range shall apply for an Administrative Planned Development Permit for late-night
operations.
27. 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.
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).
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 12
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. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E transformers and San Jose Water Company back-flow
preventers, indicating the location of the facilities and screening (if the facilities are
above ground) for approval by the Community Development Director.
32. Contractor Contact Information Posting: 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.
33. 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. One of the intents of the
construction schedule is to ensure that construction of the retail component is linked
to construction of the residential component, i.e., that the retail component is not the
last component constructed.
34. "Built it Green" Certification: Applicant shall submit a completed "Build it Green"
GreenPoint checklist showing minimum number of points to achieve "GreenPoint
Rated" certification.
35. Below Market Rate Housing: In accordance with the City of Campbell Inclusionary
Housing Ordinance, the applicant shall submit abelow-market rate (BMR) plan
showing 15% of units set aside as affordable. Distribution and location of BMR units
shall be to the satisfaction of the Community Development Director.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 13
Building Division:
36. General Comments: Review of this Developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
37. Permits Required: A building permit application shall be required for the proposed
new Mixed Use structures. The building permits shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
38. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
39. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
40. 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.
41. 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. Portions of this project may
be subject to required Geotechnical Report
42. Site Plan: Application for building permit shall include a competent site plan that
identifies property and all proposed structures with dimensions and elevations as
appropriate. Site plan shall also include comprehensive site drainage details.
43. 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)
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 14
c. foundation corner locations
44. Title 24 Energy 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.
45. Special Instructions: When a special inspection is required by C.B.C. Section 1704,
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.
46. Non-Point Source-Point Source: The City of Campbell, standard Santa
Non-point Source Pollution Control
submittal. The specification
Division service counter.
Program specification sheet shall be part of plan
sheet (size 24" X 36") is available at the Building
Clara Valley
47. 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 school district, contact the offices identified above
or visit: http://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. 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)
48. 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.
49. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Paae 15
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:
50. Tentative Vesting Subdivision Map: All Conditions of Approval of the Vesting
Tentative Subdivision Map (PLN2007-174) shall be implemented and fulfilled to the
satisfaction of the Director of Public Works. Non-compliance shall be grounds for
consideration of revocation of the Planned Development Permit by the City Council.
SANTA CLARA COUNTY FIRE DEPARTMENT:
51. 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.
52. Required Fire Flow: The fire flow for this project is 4,750 gpm at 20 psi residual
pressure. As an automatic fire sprinkler system will be installed, the fire flow has
been reduced by 75% establishing a required adjusted fire flow of 1500 gpm at 20
psi residual pressure. The adjusted fire flow is available from area water mains and
fire hydrant(s).
53. Automatic Fire Sprinkler System Required: All new buildings with a gross floor area
in excess of 3,600 square feet, or 3 stories or more in height, shall be equipped
throughout with 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 this department for review and approval
prior to beginning their work.
54. Hose Valves/Standpipes Required: Buildings three stories or more in height, or
where emergency access has been deemed minimal, shall be equipped with
approved standpipes and 2-1/2 inch hose valves located in the stair enclosure.
55. Public Fire H dry ants(s) Required: Provide 3 public fire hydrant(s) at location(s) to be
determined jointly by the Fire Department and the San Jose Water Company.
Maximum hydrant spacing shall be 250 feet, with a minimum single hydrant flow of
1500 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on the
civil drawings included with the building permit submittal.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
56. Private On-Site Hydrant(s) Required: Provide 6 private on-site fire hydrant(s)
installed per NFPA Std. #24, at location(s) to be determined by the Fire Department.
Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of
1500 GPM at 20 psi residual pressure. Prior to design, the project civil engineer
shall meet with the fire department water supply officer to jointly spot the
required fire hydrant locations.
57. Fire Hydrant Location Identifier: Prior to project final inspection, the general
contractor shall ensure that an approved ("Blue Dot") fire hydrant location identifier
has been placed in the roadway, as directed by the Fire Department.
58. Timing of Required Water Supply Installations: Installations 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.
59. Location of Required Fire Protection System(s) Equipment: Proposed locations for
fire hydrants, fire sprinkler system(s) control valves (PIV / OS&Y), fire department
connections (FDC), and fire alarm equipment, shall be coordinated with the fire
department and the project planners, prior to submittal of formal designs.
60. Fire Apparatus (Engine) 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.
61. Fire Apparatus (Ladder Truck) Access Roads Required: Provide access roadways
with a paved all weather surface and a minimum unobstructed width of 30 feet,
vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 45 feet
outside and 31 feet inside, a maximum slope of 10% and vehicle loading of 52,000
pounds. Identify all required dimensions on the plan.
62. Timing 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. During construction, emergency access roads
shall be maintained clear and unimpeded.
63. Fire Department Key Box Reguired: 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.
Planning Commission Resolution No. 3932
PLN2007-173 - 651, 655 & 671 W. Hamilton Avenue
Recommending approval of a Planned Development Permit (Mixed-Use Project)
Page 17
64. Fire Lane Marking 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.
65. Parking Along Roadways: The required width of fir.
obstructed in any manner and, parking shall not b
than 28 feet in width. Parking may be permitted alo
feet in width. For roadways equal to or greater than
on both sides of the roadway. Roadway widths shall
face, with parking space based on an 8 ft width.
access roadways shall not be
allowed along roadways less
ig one side of roadways 28-35
36 feet, parking will be allowed
be measured curb face to curb
66. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their backgrounds.
67. Fire Department Notes: To prevent plan review and inspection delays, the above
noted Developmental Review Conditions shall be addressed 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 10th day of February 2009, by the following roll call vote:
AYES
NOES:
ABSENT:
ABSTAIN
ATTEST:
Commissioners:
Commissioners
Commissioners
Commissioners
Alderete, Doorley, Ebner, Gairaud, Gibbons and
Rocha
None
Roseberry
None
APPROVED:
Ciddy Wordell, Acting Secretary