PC Res 3131RESOLUTION NO. 3131
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT NO. (PD 96-06). TO ALLOW
THE CONSTRUCTION OF A 280,000 SQUARE FOOT RESEARCH
AND DEVELOPMENT PARK AND DESIGNATION OF A 4.0
PUBLIC OPEN SPACE AREA, ON PROPERTY LOCATED AT 535
WESTCI-IESTER DRIVE AND 571 MeGLINCEY LANE.
APPLICATION OF MR. KEN NEUMEISTER, ON BEHALF OF WTA
DEVELOPMENT AND HEUTTIG & SCHROMM, INC. FILE NO. PD
96-06.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Staff, the environmental consultant, Redevelopment Staff, proponents
and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows
with respect to application PD 96-06:
The proposed 280,000 square foot research and development park and on-site and off-site
improvements are consistent with the general project description and evaluation provided
in the 1996 Supplemental Environmental Impact Report (1996 SEIR) and the Addendum
prepared October 1997, which considered a 4 acre public open space component adjacent
to the project.
On January 7, 1997, the City Council found and certified that the 1996 SEIR has been
completed in compliance with the California Environmental Quality Act (CEQA), the
State CEQA Guidelines and the Local CEQA Implementing Guidelines; that the 1996
SEIR adequately addresses the environmental issues of the project; and that the Planning
Commission reviewed and considered the information in the 1996 SEIR, prior to making
any recommendations to the City Council on the project and for the discretionary
approvals necessary to the development of the project. An Addendum to the 1996 SEIR
has been prepared evaluating a reduction in building square footage and addition of a 4
acre public open space component.
The proposed project, subject to the proposed conditions of approval, incorporates a
logical site layout and circulation pattern, sufficient landscaping and an attractive
architectural design, and identifying a 4.0 acre public open space component for future
development by the city.
The proposed lot arrangement, as conditioned, allows for the creation of four industrial
lots along a private street and a remainder lot to be use as a 4 acre public open space
component along a new public street. The proposed street layout and driveway locations
address the circulation needs and anticipated traffic.
o
The improvements of local int~astructure including storm drainage facilities, water supply
and roadway improvements will aid and encourage the redevelopment of neighboring
industrial properties.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 2
o
The site layout could accommodate a pedestrian/bicycle overpass over Highway 17 from
the project site to the Los Gatos Creek Trail.
o
The development and subdivision of the property will not substantially change the
proposed project from that examined in the 1996 SEIR and the Addendum in any way
that would involve new significant environmental effects or substantially increase the
severity of any previously identified significant effects.
The development and subdivision of the property will not substantially change the
circumstances under which the project is undertaken in a way which would involve new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects.
The development and subdivision of the property does not present any new information
not previously known at the time when the SEIR was certified that would indicate that:
a. The project will have any significant effects not previously discussed in the SEIR, or
b. That any effects will be substantially more severe; or
c. That mitigation measures found not to be feasible would now be feasible; or
d. That mitigation measures or alternatives exist that are considerably different from
those analyzed in the SEIR.
10.
The Addendum adequately discussed and evaluates the development and subdivision
changes necessary to accommodate a 4 acre public open space component.
11.
Absent the easement, the development of the industrial park would impede access to and
from the existing and proposed recreation areas in the City of Campbell.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed development and uses as presented will result in a highly desirable
environment and use of the land.
The development and uses are compatible with the recommended Mixed-Industrial and
Public/Semi-Public Land Use and will aid in the harmonious development of the
immediate area.
o
The development, as proposed, will enhance the health, safety or welfare of the
neighborhood or the City as a whole.
The applicants are hereby notified, as part of this application, that they are required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified. Additionally,
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 3
the applicants are hereby notified that they are required to comply with all applicable Codes and
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not contained herein.
SITE AND BUILDING DESIGN:
Approved Project: This approval is granted to construct a 280,000 square foot research
and development complex of approximately 19.5 acres and the designation of
approximately 4.0 acres of public open space on the south side of the site on properties
identified as Assessor's Parcel Numbers 412-29-007, 412-30-035,412-30-042 and 412-30-
043. Development shall be substantially as shown on the project and exhibit materials
listed below, except as may be modified by conditions contained herein: (Planning)
Ao
The proposed research and development use shall substantially comply with the use
description provided in the applicant's letter dated February 10, 1997, except as
modified to accommodate the 4 acre open space component. The proposed industrial
uses shall be conducted entirely with the interior of the buildings and not in the
parking area, driveways or landscape areas surrounding the buildings, except for the
on site parking and loading. Exterior storage yards and exterior tank or processing
areas are not permitted with this approval.
Building use to be restricted to administrative and private offices, conference and
training areas, and complementary engineering/research development, testing and
assembly areas, including warehousing and shipping/receiving areas.
B. Project plans prepared by TSH Architects (20 pages) dated 10/13/97.
C. Project description by Huettig & Schromm dated 2/10/97.
o
Revised Plans and Elevations: Revised elevations and/or site plan indicating the following
changes:
A. Site Plan:
Landscaping along Highway 17 Frontage: Obtain an encroachment permit from
CALTRANS to install landscaping to infill existing openings along the Highway
17 frontage of the project. The applicant shall provide a maximum of 30 (15
gallon redwood trees) to achieve tree plantings 40-foot on center. Landscape Plan
approval is required, prior to building occupancy and planting installation to be
completed within one year of building occupancy. In the event that the applicant
is unable to obtain an encroachment permit from CALTRANS, within the time
specified then the applicant shall deposit funds with the City to cover the planting
and installation of such trees, so that the City may pursue such permits.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 4
o
Fencing: The proposed fencing along Highway 17 frontage and southem
property west of the proposed public street to be a black vinyl clad 6 foot to 8
foot high, cyclone fence. A final fencing plan to be approved by the Site and
Architectural Review Committee in conjunction with the landscaping and
irrigation plan prior to the issuance of building permits.
3. Parking Ratio: Applicant to revise site plan to reduce the proposed parking ratio
from 1:261 to 1:280.
Landscape Percentage: Increase the percentage of landscaping to 30% of the site.
Landscaping shall not include sidewalks and pathways except that passive plaza
areas may be included.
B. Elevations:
Applicant to refine the building elevations to increase the building plane offset of
up to two (2) feet at the lower window elements and/or add an additional trellis
element from the concrete wall features on Buildings A, B, and C, and to install
additional pillar treatments or other structures or landscape elements to accentuate
the entrance to Buildings A, B and D. The refined elevations to be approved by
the Site and Architectural Review Committee (SARC) prior to the issuance of
building permits.
2. Applicant shall extend the concrete parapet treatment at building comers where
the radius "bullnose" treatment is shown.
3. All roof-mounted equipment to be screened by the proposed parapet walls or
feature walls at the building entrances.
Co
Transportation Demand Management: Applicant to participate in a Transportation
Demand Management (TDM) program for future tenants and to incorporate
participation in such program through the covenants, conditions and restrictions. This
program to incorporate, but is not limited to the following:
1. Provision of Bicycle Parking Facilities.
2. Provision of on-site food service facilities.
3. Participation in shuttle/car pool service to public transit facilities such as light rail
stations or park and ride lots when these facilities are constructed.
4. Accommodation of bus stop locations, if public bus service is provided to the site.
Hours of Operation: Hours of operation of the industrial park shall be limited to 6 a.m. to
11 p.m. with the exception of the activities described below: (Planning)
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 5
A. Employee access to the site shall not be limited by hours of operation.
B. Delivery hours shall be restricted per the project description. Trucking access is not
permitted from 11 p.m. to 6:30 a.m.
Operation hours of exterior activities (e.g. loading, unloading, outdoor recreation, etc.)
to be limited to the hours of 7 a.m. to 8 p.m. for buildings C and D, located along the
east property line adjacent to the mobile home park.
D. Parking lot sweeping, landscape maintenance, or other exterior activities that make
noise shall be limited to the hours of 7 a.m. to 8 p.m. weekdays.
LANDSCAPING
Landscaping Plan: Landscaping plan indicating type and size of plant material and
location and design of the irrigation system to be submitted to the Planning Department
and approved by the Site and Architectural Review Committee prior to issuance of
building permits. The minimum size of trees and shrubs planted on-site, except as
modified by conditions contained herein, shall be as follows:
Ao
The applicant shall install forty-four (44) 36-inch trees and the remainder of all trees
shall include fifty percent 24-inch box and fifty percent 15-gallon sizes. Tree types for
the parking area shall achieve a 30 foot height in their canopy.
B. Shrubs shall be a minimum of 5 gallons with the exception of accent shrubs that may
be a minimum of 1 gallon.
C. Prior to the issuance of a grading permit a tree protection plan shall be submitted for
all retained trees on the site.
The landscape plan shall comply with the City's Water Efficient Landscape Standards
(WELS). A WELS checklist shall be submitted with the final landscape plan. (Planning)
Screening of Mobile Home Park and Project Entrance: The applicant shall install a
minimum six foot pre-cast concrete or concrete block wall along the east property line
adjacent to the mobile home park and north property line adjacent to the apartments. Walls
at the project entrance shall be not exceed 42 inches in height except for screening walls
behind landscaped entry. Walls along the percolation ponds and in front of businesses shall
be open or low and decorative less than 3.5 feet in height. The applicant shall submit a
report from an acoustical engineer verifying that the height and the materials of the
proposed fence provides adequate sound attenuation as recommended by the SEIR.
o
Tree Retention and Removal: Applicant to submit a tree protection plan prior to any
grading and clearing of the project site. Any trees to be removed shall be replaced
consistent with the WELS standards for tree replacement.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 6
STREET/SITE IMPROVEMENTS
Parking and Driveways: All driveways and parking areas to be improved in compliance
with Chapter 21.50 of the Campbell Municipal Code
Lighting Plan: Lighting from the site shall not spill over to adjoining properties. A lighting
plan, indicating that lighting will not spill over to the adjoining properties, shall be
submitted to the Planning Department and approved by the Community Development
Director (CDD)prior to the issuance of building permits. (Planning)
Soils and Geologic Report: A soils and geologic report shall be submitted to the Planning
Department and Public Works Department for review and approval prior to the issuance of
building permits. The report shall include the investigation of the site's potential for
surface rupture, ground acceleration and liquefaction. The study shall recommend
measures to reduce the potential for seismic hazards. (Public Works)
PROPERTY MANAGEMENT/UTILITIES
10. Property Maintenance: Before, during and after construction, the site shall be kept free of
weeds, trash and litter.(Planning)
11.
Garbage Collection: Ordinance No. 782 of the Campbell Municipal Code stipulates that
any contract for the collection and disposal of refuse, garbage, wet garbage and rubbish
produced within the limits of the City of Campbell shall be made with Green Valley
Disposal Company. This requirement applies to all single-family dwellings, multiple-
family dwellings and all commercial, business, industrial, manufacturing and construction
establishments. (Fire)
12.
Trash Containers: Trash storage method(s) of a size and quality necessary to serve the
development shall be located in area(s) approved by the Fire Department. Any
enclosure(s) located outside the building and loading area shall consist of a concrete floor
surrounded by a solid wall or fence and have self-closing doors of a size specified by the
Fire Department. All enclosures to be constructed at grade level and have a level area
adjacent to the trash enclosure area to service these containers. (Fire/Planning)
PUBLIC SAFETY/WELFARE
13. Handicapped Requirements: Applicant shall comply with all appropriate State and City
requirements for the handicapped. (Building)
14. Underground Utilities: Underground utilities to be provided as required by Section
20.36.150 of the Campbell Municipal Code. (Public Works)
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 7
15.
Utility Boxes and Back-Flow Preventers: Applicant to submit a plan to the Planning
Department, prior to installation of PG&E transformer boxes and San Jose Water Company
back-flow prevention devises, indicating the location of the boxes and screening (if boxes
are above ground) for approval of the CDD. (Planning)
16. Equipment Screening: All mechanical equipment on roofs and all utility meters to be
screened and approved by the CDD. (Planning)
17.
Roof Equipment: The applicant shall supply noise specifications for all mechanical
equipment proposed. The applicant shall supply an updated noise study to verify that noise
generated by the roof mounted equipment is not audible at the property line shared with
existing residential uses and that the equipment complies with the following:
A. The Campbell Noise Element standards.
B. Should the noise level exceed Campbell standards, the noise report shall specify
mitigation measures.(Planning)
18.
Utility Connections: Plans submitted to the Building Division for plan check shall indicate
clearly the location of all connections for underground utilities including water, storm and
sewer, electric, telephone and television cables, etc. (Building)
19. Construction Hours and Dust Mitigation:
A. Hours of construction shall be limited to 8 a.m. to 5 p.m., Monday through Friday,
unless an exception is granted by the Building Official.
B. The construction site shall be sprinkled with water as necessary, but not less than
twice per day to control dust.
C. Haul trucks and material stockpiles shall be covered.
D. The construction area and surrounding streets shall be swept as necessary but not less
than once daily. (Planning)
20. Sewer: Comply with requirements of the West Valley Sanitation District for sewer hook
up and utilities. (Planning)
21.
Non-Point Discharge Elimination Systems fNPDES) Permit: Applicant is advised that the
Regional Water Quality Control Board will require that all construction on sites larger than
five acres will require the project to be covered by an NPDES permit. Permit conditions
may require construction and post-construction storm water management plans. The
applicant is responsible for obtaining this permit and paying associated fees and providing
plans as required.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 8
22.
Signing Program: Applicant to submit a signage program plan for approval of the
Community Development Director for the project site, prior to the installation of any
signage. Signing program to provide details and criteria for all exterior project signage and
to include the following:
a. Off-site directional signage for the project at the project entry at McGlincey Lane.
b. Building/tenant identification signage.
All signage to comply with Chapter 21.53 of the Campbell Municipal Code.
PUBLIC WORKS CONDITIONS
23.
Map Requirements: Prior to issuance of any building permits for the site, the applicant
shall prepare and submit a Final Tract Map for review by City Engineer and recordation
upon City approval. The current fee for processing the Final Tract Map is $1,380 plus
$25/lot. Applicant shall provide all documents as required for review and approval of the
Final Map.
Prior to approval of the Final Map, the applicant must provide evidence from each utility
and special district that they approve of the filing of the Final Map as submitted, that the
easements shown on the map are adequate for each utility to serve the proposed
development and that the procedure for abandonment of any existing easements is
acceptable.
24.
Dedication to Ci _ty: Prior to approval of the final map, the applicant shall dedicate, acquire
land for dedication and/or obtain dedications as necessary to accommodate construction of
the required public street improvements for: the 45-foot public street access to McGlincey
Lane; the 50-foot public street across the south end of the site; the right of way needed to
construct the cul-de-sac and intersection at McGlincey Lane as shown on the approved
tentative map; and the right of way/easements necessary (15 foot minimum) to construct
the public storm drain system through the development and through the private Pasco de
Palomas street. Applicant shall prepare all documents necessary to obtain the dedications
and/or remove any existing easements, provide all information required for reviewing these
documents and shall pay all costs associated with obtaining the required dedications and/or
easements and recordation of these dedications. Should it be necessary for the City to
implement eminent domain proceedings in order to obtain right-of-way, the applicant shall
pay all costs associated with the condemnation proceedings, including attorney's fees.
Prior to approval of the Final Map, the applicant must determine the adequacy of the
existing storm drainage easement along Paseo de Palomas. If the existing easement is not
adequate for construction of the proposed parallel/upsized storm drain from the site to the
existing system in Union Avenue, the applicant shall provide all documents necessary for
the City to obtain this easement. These documents shall include all engineering plans,
plats and descriptions of the easement required for construction of this storm drain facility.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 9
25.
26.
27.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the applicant
shall pay the required storm drain area fee of $2,500/acre.
Grading and Drainage Plan: Prior to approval of the final map or issuance of any building
permits for the site, the applicant shall conduct hydrology studies as necessary, prepare
grading and drainage plans and pay fees required to obtain necessary grading permits for
the site.
Grading plans shall include the disposition of and abandonment of existing utility lines as
necessary.
Hydrology studies, grading and storm drainage plans shall include the public access road
from McGlincey to the site. Storm drainage plans shall include existing invert and top of
pipe elevations of the SCVWD culvert crossing the proposed roadway.
Hydrology studies and storm drainage design shall include the drainage area bounded by
Highway 17 to the west, Curtner Avenue to the south, the City limits to the east and the
existing storm drain in McGlincey Lane easterly of the development to the north. The
storm drainage plans for this drainage area shall include removal, replacement and/or
installation of new storm lines as needed in McGlincey and Cristich Lanes to connect to a
new and/or upsized storm drainage line required through the development, through the
Paseo de Palomas private road and ultimately connecting to the existing storm drainage
facilities in Union Avenue.
Completion of this design is required to determine the appropriate size, location and invert
elevations of the storm drainage facilities to be constructed on site that will allow for the
future construction of the off-site storm drainage improvements in McGlincey Lane and
Cristich Lane.
The applicant shall be required to construct only the portions of this storm drainage facility
that are on-site and the connection to the existing system in Union Avenue through the
storm drain easement in Paseo de Palomas. The applicant shall provide a "stub-out" to
Cristich Lane to allow for the future storm drain construction off-site.
Standard Street Improvements: Prior to approval of the final map or issuance of any
building permits for the site, the applicant shall prepare plans, pay fees, post securities and
provide insurance as required to obtain an encroachment permit to construct public street
improvements as required by the City Engineer. Public street improvement plans shall be
prepared by a registered Civil Engineer licensed in the State of California and shall
include:
Construction of the 45-foot public street access to McGlincey Lane to include: 30-foot
of asphalt concrete roadway; a standard marginal 5-foot sidewalk and a 5-foot
landscaping strip along the west side of the street; a 5-foot landscaping strip along the
east side of the street; no parking signs, signing and striping, standard curb and gutter,
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 10
storm drainage facilities and street lighting facilities along both sides of the street;
construction of driveways as required for existing parcels; and all conforms necessary
to accommodate the existing improvements on the parcels south of the proposed
development.
· Construction of a 50-foot right of way public street along the southern frontage of the
property to include: 35-feet of asphalt concrete roadway; standard driveway
approaches for the entrances to the development; a standard marginal 5-foot sidewalk;
and a 10-foot Public Utilities Easement along the north side of the street; a 5-foot
landscape strip and a 5-foot separated walk along the southern side of the street; no
parking signs for the northern side of the street, signing and striping, standard curb and
gutter, storm drainage facilities and street lighting along both sides of the street. All
improvements shall be designed and constructed to allow future continuation of the
improvements on Cristich Lane and an appropriate cul-de-sac terminus shall be
designed and constructed at the western end of the new public street.
· Construction of the intersection as shown on the approved tentative map and as
directed by the City Engineer. Intersection improvements may include sidewalks,
handicap ramps, signing, striping and increased street widths as shown on the approved
tentative map.
· All streets and their intersections with access points to the site shall be designed to
accommodate all track turning movements. Improvements at the west end of the new
public street shall be constructed to allow for a future connection to Cristich Lane.
Street trees shall be of a type that will not grow to encroach or interfere with public
traffic.
· Construction of a complete traffic signal system and equipment, signing, striping,
utility relocation and related improvements to provide for signalization of the
intersection of Union Avenue and McGlincey Lane. The traffic signal system and
equipment shall include but not be limited to: vehicle detection equipment, traffic
signal standards, street lighting and electrical services; pavement repair; signing and
striping and other components as required by the City Traffic Engineer.
· Reconfiguration of the intersection of McGlincey Lane and Curtner Avenue to provide
for a free right turn lane from southbound McGlincey to westbound Curtner, a free left
turn from eastbound Curtner to northbound McGlincey and stop controls for westbound
Curtner east of the intersection as directed by the City Engineer. Existing pavement in
this intersection may need to be resurfaced to allow for the additional lanes and new
striping pattern.
· Provide signing, striping and pavement reconstruction at the intersection of McGlincey
Land and the new public access road as necessary to provide lane configurations as
directed by the City Engineer.
· Construction of the storm drain facility extending from Cristich Lane through the
development via storm drain easements to connect to the existing system in Union
Avenue.
Construction of storm drain facilities for all public streets including the public access road
from McGlincey.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 11
28.
Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all
public street improvements as required by the encroachment permit must be completed and
accepted by the City Engineer and the applicant must provide the one-year maintenance
security.
29.
Landscaping Maintenance Agreements: Prior to recordation of the final map, the
applicant shall prepare and execute a landscape maintenance agreement requiring the
development to post securities and maintain all landscaping, irrigation and irrigation
facilities, walls and fences within all public areas, including the public access street to
McGlincey Lane and the new public access road adjacent to the property. This agreement
shall be reviewed and approved by the City prior to being executed by both parties and
recorded by the City.
30.
Underground Utilities: All new on-site utilities shall be installed underground per Section
20.36.150 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 company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The plan shall minimize the damage to all public
facilities.
31. Soils Report:
Engineer
Provide a soils report prepared by a registered Geotechnical or Civil
32. Title Report: Provide a current Preliminary Title Report.
33. Street Name: The final map shall contain the City-approved street name for the new public
street.
34.
Storm Water Management: Comply with the Regional Water Quality Control Board's
industrial storm water general permit and California Storm Water Best Management
Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara Valley
Water District.
35.
Coordination with Capital Improvement/Other Projects: Applicant shall coordinate with
other city improvement projects within the vicinity. Location and installation of off-site
improvements that may be required by other districts and utility companies shall be
approved by the City.
36. Monumentation: Prior to recording the Final Map, the applicant shall provide security
guaranteeing the cost of setting all monuments as shown on the Final Map.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 12
37.
Street Improvement Agreement: Prior to the approval of the final map, the applicant shall
execute a street improvement agreement and post securities to guarantee the installation of
the required street improvements.
38.
Notification to Adjacent Properties: Prior to any construction activity on the development,
applicant shall notify all adjacent properties, including the management of the adjacent
mobile home park. Notification shall include a contact number for the developer which
can be used by the property owners during construction should questions or problems arise.
FIRE REQUIREMENTS
39.
Required Fire Flow: Required fire flow for this project is 3500 GPM at 20 psi residual
pressure for 3 hours. The required fire flow is not available from area water mains and fire
hydrant(s) which are spaced at the required spacing. This figure based upon the largest of
four proposed buildings (100,000 square feet) and with the construction type of Type III-
Non Rated and the buildings being office type occupancies. Anything other than office
will require flow re-computation.
40.
Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM and/or in excess of two stories in height (35 Feet) shall be equipped throughout
with an approved automatic fire sprinkler system. The fire sprinkler systems shall be
hydraulically designed per National Fire Protection Association (NFPA) Standard #13,
1994 Edition.
41.
Final Required Fire Flow: Required fire flow may be reduced up to 75% in buildings
equipped with automatic fire sprinkler systems, but can be no less than 1500 GPM.
Therefore, the final required fire flow is 1500 GPM at 20 psi. residual pressure. This flow
shall be taken from any two fire hydrants, on or near the site so long as they are spaced at a
maximum spacing of 250 feet.
42.
Public Fire Hydrant(s) Required: Provide 4 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 and the minimum single flow hydrant shall be 1500 GPM
at 20 psi. residual pressure.
43.
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 50 feet outside and 35 feet
inside, a maximum slope of 10% and vehicle loading of 75,000 pounds.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 13
44.
Fire Ladder Truck Set Up Area(s) Option: Provide Fire Department Ladder Truck Set Up
Areas with a minimum unobstructed width of 20 feet and a minimum length of 60 feet.
Area shall support 75,000 pounds of gross vehicle weight. Area shall be paved or other
engineered surfaces may be used with Fire Department approval. Note: A minimum of
two locations per building is needed if this option is exercised.
45.
Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in
width. Parking will be allowed along one side of the street for roadways 28-35 feet in
width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides
of the roadway. Roadway widths shall be measured face to face of curb. Parking spaces
are based on an 8 foot wide space.
46.
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. Note: This will apply to portions of Cristich Lane as well as "on-site."
47.
Timing of Required Roadway Installations: Required Roadway installations shall be in
place, inspected and accepted by the Fire Department prior to the start of roof construction.
Bulk combustible construction materials may not be delivered to the construction site until
installations are completed as stated above. Note: Tilt-up construction may occur prior
to roadway installation.
48.
Timing of Required Hydrant Installations: Required Hydrant(s) installations shall be in
place, inspected and accepted by the Fire Department prior to the start of roofing
construction. Bulk combustible construction materials may not be delivered to the
construction site until installations are completed as stated above. Note: Tilt-up
construction may occur prior to water system installation.
49.
Fire Department Key Box Required: Provide an approved fire department key box and
appropriate building keys for each building. Installations shall conform with Fire District
Standard Detail and Specification K-1.
50.
Emergency Gate/Access Gate Requirements: When open, gates shall not obstruct any
portion of the required access roadway or driveway width. If provided, all locks shall be
fire department approved. Installations shall conform with Fire Department Standard
Details and Specifications G-1.
51.
Location of Required Fire Protection System(s) Equipment: Location of Fire Hydrants,
Fire Sprinkler System(s) Post Indicator Valves (PIV), Fire Department Connections (FDC)
and Fire Alarm Equipment shall be coordinated with the Fire Department and the Project
Planners.
Planning Commission Resolution No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 14
52. Fire Sprinkler System Alarm Device Monitoring Required: Provide approved type
monitoring for all fire sprinkler system alarm devices for each building.
53. Required Plans and Documentation: Final Written Plan for Project Phasing shall be
submitted to the Fire Department for review.
54. Location of Fire Hydrants: Location of some fire hydrants will be required. Contact the
Fire Department for details.
55.
Through Connection to Cristich and Union: A emergency access connection shall be
provided to the existing Cristich Lane from the new "Public Street." Secondary access
shall be provided from the 295 Union Avenue access. Once permanent public
improvement is made to Cristich Lane, the Union Avenue access point shall remain as the
third access point. Emergency access driveways shall be gated and designated as "Fire
Access Only."
56.
Secondary_ Access Required: Provide a secondary access point. Installations and Design
of Secondary Access shall conform to Fire Department Standard Details and Specification
A-4. Should secondary access not be immediately attainable to Standard A-4
specifications, apply in writing for variance through this department.
57.
Required Plans and Permits: Plans for fire apparatus access roads and fire hydrant
systems shall be submitted to the Fire District for review and approval prior to
construction. Permits are required for the installation of all Private Water Supply, Tank
and Hydrant Systems and must be issued to contractors prior to the start of installation of
such systems.
58.
Emergency Vehicle Egress Access Easements: Emergency Vehicle Egress Access
easements (EVEA) shall be granted and recorded to the fire department for emergency
egress.
59.
Private Fire Hydrant(s) Required: Provide 14 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 and the minimum single flow hydrant shall be 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 hydrant locations.
60. Botts Dots: All fire hydrants shall be identified in the proximate roadway with blue Botts
Dots.
MISCELLANEOUS REQUIREMENTS
61.
Graffiti: Any graffiti occurring on the exterior of buildings shall be removed within one
week of its appearance or request for removal by the City and the applicant/property owner
will make a best effort to seal off, landscape screen or other methods to discourage future
Planning Commission Res,,. ation No. 3131
PD 96-06 - 535 Westchester Drive/571 McGlincey Lane
Page 15
access or visibility for graffiti taggers.
62.
Furore Pedestrian/Bicycle Bridge Easement: Record a covenant obligating the applicant
and subsequent property owners to provide an easement for a future pedestrian/bicycle
bridge to connect the new public street to the Los Gatos Creek Trail over Highway 17.
63.
Weekend Access to Parking Lot for Public Using the Park: An agreement will be in place
which will allow the public using the park to park their vehicles on the private parking lot
on weekends.
PASSED AND ADOPTED this 28th day of October, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Gibbons, Keams, Lowe, Meyer-Kennedy
Jones
Lindstrom
None
APPROVED:
c~ Steve~~tary -'
ATTEST_' ~ ~ ~-~
S~sar~A. Keams, Chai3v