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CC Ordinance 2119 ORDINANCE NO. 211 9 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING 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. APPLICATION OF MS. JENNIFER SKILLINGS, ON BEHALF OF SANTA CLARA DEVELOPMENT. 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. After due consideration of all evidence presented, the City Council did find as follows with respect to application PLN2007-173: 1. 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 a Planned-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 town home-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). 5. 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. City Council Ordinance Approving a Planned Development Permit - Mixed-Use Development (PLN2007-173) Page 2 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. 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 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 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. City Council Ordinance Approving a Planned Development Permit - Mixed-Use Development (PLN2007-173) Page 3 THEREFORE, BE IT RESOLVED that the City Council approves 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. SECTION ONE: That this Ordinance be adopted to approve a Planned Development Permit (PLN2007 -173) for the construction of a mixed-use development consisting of two four-story mixed use buildings with 11,149 square feet of retail space, 43 condominium units, a 77 space subterranean parking garage and a 65-unit town home- style condominium complex on properties located at 651, 655 & 671 W. Hamilton Avenue with the attached conditions of approval (attached Exhibit A). SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage and adoption and shall be published, one time within fifteen (15) days upon passage and adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this call vote: 7t-h day of Apri 1 , 2009, by the following roll AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: Kotowski, Furtado, Baker, Low, Kennedy COUNCILMEMBERS: None COUNCILMEMBERS: None COUNCILMEMBERS: ~ APP~:" ATTEST:~ Anne Bybee, City Clerk PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 1 Exhibit A 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 Proiect: 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. Planninq 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. 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 PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 2 Exhibit A commercial-retail space, allowable with a Zoning Clearance in compliance with Chapter 21.40 of the Campbell Municipal Code, except as restricted by Condition No. 16. 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. 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 Vestinq 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 a drive-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; 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; PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 3 Exhibit A 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. Buildinq 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. c. The landscape plan shall illustrate appropriate quantities and sizes of plant materials to ensure buffering of buildings and parking areas. PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 4 Exhibit A 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. Planninq Mitioation Monitorino 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 Studv Mitioation 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. Mitiqation 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. Mitiqation Measure Biolooical 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. Exhibit A PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 5 c. Mitiqation Measure Biolooical 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. Mitiqation Measure Biolooical 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. Mitiqation 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. Mitioation 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. Mitioation Measure Geoloqv 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 PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 6 Exhibit A 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. i. Mitiqation Measure Hvdroloqv and Water Qualitv - 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 Hvdroloqv and Water Qualitv - 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. " PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 7 Exhibit A · 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. Mitiqation 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 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. PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 8 Exhibit A 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. Parkinq 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. Prior to the issuance of a building permit for any tenant improvements in the commercial building, the applicant shall obtain Planning Department clearance to ensure the mix of tenants does not exceed the allocation of parking. c. The retail uses can exceed 55 spaces only if a Parking Exception is granted by the Planning Commission. 17. Parkinq Manaqement 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. Parkino Stall Markinos: 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 Parkinq: 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 PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 9 Exhibit A 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 town home 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, Le. 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 Storaqe: 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 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 developme':lt and shall incorporate energy saving features. 25. Siqns: No signage is permitted as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit as required by Chapter 21.53 of the Campbell Municipal Code. 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. Deliverv 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 PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 10 Exhibit A sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414,1985 Ed. Uniform Fire Code). 29. Graffiti Removal: The property owner shall be responsible for the removal of any graffiti from walls, fences or structures on the project site within one week of notification by the Community Development Director or their designate. 30. Sidewalk Maintenance: The owner/operator of the property shall provide on-going maintenance of the sidewalks and shall pressure wash the sidewalks as necessary or as required by the Community Development Director or Director of Public Works to remove all spills, gum and food. Sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and debris. Debris resulting from pressure washing shall be trapped and collected to prevent entry into the storm drain system. Wash water containing any cleaning agent or degreaser shall be collected and discharged to the sanitary sewer and shall not be discharged to a storm drain. The applicant shall contact the West Valley Sanitation District for specific connection and discharge requirements. 31. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E transformers and San Jose Water Company back-flow preventers, indicating the location of the facilities and screening (if the facilities are above ground) for approval by the Community Development Director. 32. Contractor Contact Information Postinq: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. 33. Construction Schedule Plan: Prior to the issuance of grading or building permits, the applicant shall submit a revised construction schedule plan. Such plan shall indicate that the construction of Phase 5 (mixed-use buildings) will commence concurrent with or prior to issuance of building permits for Phase 3 of the approved project, or within 24 months of building permit issuance for Phase 1, whichever comes first. Revision to the approved construction schedule plan shall be subject to review and approval by the City Council. 34. "Built it Green" Certification: Applicant shall submit a completed "Build it Green" GreenPoint checklist showing minimum number of points to achieve "Green Point Rated" certification. 35. Below Market Rate Housinq: In accordance with the City of Campbell Inclusionary Housing Ordinance, the applicant shall submit a below-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. Exhibit A PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 11 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) PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 12 Exhibit A c. foundation corner locations 44. Title 24 EnerQV Compliance: California Title 24 Energy requirements for Commercial and Residential structures apply to this project and shall be provided with application documents at time of submittal. 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 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. 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 Fencinq: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 13 Exhibit A 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 Vestinq 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 Svstem 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 Hvdrants(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. PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 14 Exhibit A 56. Private On-Site Hvdrant(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 Hvdrant Location Identifier: Prior to project final inspection, the general contractor shall ensure that an approved ("Blue Dot") fire hydrant location identifier has been placed in the roadway, as directed by the Fire Department. 58. Timinq of Required Water Supplv 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& V), fire department connections (FDG), and fire alarm equipment, shall be coordinated with the fire department and the project planners, prior to submittal of formal designs. 60. 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. 61. Staqinq and Roadwav Access: There shall be two (2) 30'x60' aerial ladder truck access staging areas directly adjacent to both ends of the public plaza serving the retail area on the south side of the development site. Roads dedicated to fire department access shall be a minimum 20' wide and no parking will be allowed on these roads or in the dedicated staging areas. 62. 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. During construction, emergency access roads shall be maintained clear and unimpeded. 63. Fire Department Key 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. PLN2007-173 - 651,655 & 671 W. Hamilton Avenue Planned Development Permit - Mixed-Use Project Page 15 Exhibit A 64. Fire Lane Markinq Required: Provide marking for all roadways within the project. Markings shall be per fire department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-5. 65. 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. 66. 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.