PC Res 4003RESOLUTION NO. 4003
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TWO-YEAR
EXTENSION OF APPROVAL (PLN2010-245) OF A PREVIOUSLY
APPROVED PLANNED DEVELOPMENT PERMIT (PLN2007-66) TO
CONSTRUCT FOUR SINGLE-FAMILY RESIDENCES IN
CONJUNCTION WITH A ZONE CHANGE TO P-D (PLANNED
DEVELOPMENT); TENTATIVE PARCEL MAP TO CREATE FOUR
PRIVATE LOTS AND ONE COMMON LOT AND A TREE REMOVAL
PERMIT TO REMOVE ONE PROTECTED TREE ON PROPERTY
LOCATED AT 1161 VIRGINIA AVENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. DANIEL
SISTO. FILE NO.: PLN2010-245.
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 Planning Commission did find as
follows with respect to application PLN2010-245:
Environmental Finding
1. A Mitigated Negative Declaration was adopted for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Evidentiary Findings
1. The density of the proposed project site is 7.9 units per gross acre, which is consistent
with the General Plan land use designation of Low to Medium Density Residential (6-13
units per gross acre).
2. The Zoning District for this property is P-D (Planned Development).
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
4. The site plan proposes the construction of four small lot single family detached two story
residences, each on individual lots. All of the residences would take vehicular access
from a common access driveway off of Virginia Avenue.
5. The project was approved with an adjustment to the required parking, with a total of 12
parking spaces provided, where 14 spaces is the standard.
6. The completed project would consist of four new residences with a building coverage of
34%, landscaping coverage of 24% and paving coverage of 42%.
7. The proposed project will have a floor area ratio of 0.55.
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8. Each of the units has a minimum of 942 square feet of private open space, which
exceeds the minimum required, 750 square feet, for standard single family residences.
9. The subject property is located on the west side of Virginia Avenue, north of Hacienda
Avenue and south of Bucknam Avenue and is surrounded by residential uses on all
sides.
10. The project was originally approved by the City Council as a Planned Development
Permit (PLN2007-66) on November 6, 2007 by City Council Resolution No. 10831.
11. The Conditions of Approval of this Extension of Time will incorporate and supersede the
Conditions of Approval of past City development permits.
12. The unforeseen collapse of the economy has depressed the market for construction
loans for residential projects throughout the Silicon Valley.
13. The applicant is seeking a 2-year extension of the project approval. The applicant's
statement of justification describes the great difficulty of obtaining the financing
necessary to complete the project.
14. Campbell Municipal Code Section 21.56.030 allows the decision-making body to
approve an extension of approval for any period of time deemed commensurate with the
justification for the extension as allowed by the Conditions of Approval. However, this
section also sets a standard of 24-month increments for extensions of approval.
15. Incremental extensions of approval permit the City to ensure continued compliance with
the Municipal Code.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The applicant has established, with substantial evidence, that a good faith effort to fulfill
all the requirements of the permit approval has been made.
2. The applicant has, furthermore, with substantial evidence, provided justification for
extension of the permit.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a
two year Extension of Approval (PLN2010-245) of a previously-approved Planned
Development Permit (PLN2007-66) to construct four single-family residences in conjunction
with a Zone Change to P-D (Planned Development); Tentative Parcel Map to create four
private lots and one common lot; and a Tree Removal Permit to remove one protected tree
on property located at 1161 Virginia Avenue in a P-D (Planned Development) Zoning
District.
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The applicant is hereby notified, as part of this application, that he/she is required to meet
the following conditions in accordance with the ordinances of the City of Campbell and the
State of California. Where approval by the Community Development Director, 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. Approved Project: Approval is granted for an Extension of Time for a previously approved
Planned Development Permit (PLN2007-66) to allow the construction of four small lot
single-family detached two-story residences located at 1161 Virginia Avenue. The
building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by Architecture and Interior Design and stamped as received
by the Planning Division on October 13, 2010.
b. Landscape plan prepared by Thomas Baak & Associates, LLP and stamped as
received by the Planning Division on October 13, 2010.
2. ~proval Expiration: The Extension of the Planned Development Permit approval is valid
until November 6, 2012, unless another extension is granted prior to the expiration date.
3. Parcel Map: The Planned Development Permit approval is contingent upon recordation of
the Parcel Map to divide the subject property. The Parcel Map shall be recorded prior to
the issuance of building permits.
4. Maximum Height of Residences: The maximum height of all approved residences is 28
feet from natural grade. The applicant shall incorporate four numerical elevations on the
grading and drainage plan; the site plan; and, the building elevation sheets. These
numerical elevations shall include the existing grade prior to any grading that has
occurred for this project, the proposed finished grade, the finished floor, and each of the
structures maximum height.
5. Windows: Remove the rear windows for bedroom 1 for units B1 & B2 and change the bay
windows in the master bedrooms of units B1 & B2 to normal ingress/egress windows to
minimize potential privacy impacts to the rear of the property.
6. Landscape Plan: The applicant shall submit four (4) sets of a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. The landscape and irrigation plan
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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.
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. Applicant shall obtain encroachment permits from the City of Campbell for
all work performed within the right-of-way.
c. The landscape plan shall illustrate appropriate quantities and sizes of plant materials
to ensure buffering of buildings and parking areas.
d. All landscape areas shall be protected by 6-inch high poured in place concrete curbs.
e. All landscaping shall be installed prior to building occupancy.
f. New street trees shall be added to provide a continuous tree planting along the street
frontage as required by the Community Development Director.
7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected
trees to be retained on site or on adjacent lots that are impacted by the project, and shall
contain specific information about the preservation of the trees during any grading or
building on site. Such tree protection measures shall be installed prior to any demolition,
grading, or building on the project site. No construction or trenching shall take place
within the drip line of trees and a fence constructed of temporary cyclone fencing or wire
mesh securely attached to poles driven into the ground shall be installed around the drip
line of the tree. All trimming or branch removal from protected trees shall be completed
by a certified arborist. The tree protection plan shall be submitted to the Planning Division
for review and approval by the Community Development Director prior to the issuance of
building permits.
8. Parking and Driveways: Applicant shall submit a driveway and walkway detail and color
sheet showing upgraded stamped concrete for review and approval by Community
Development Director prior to the issuance of a building permit.
9. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units per
gross acre, is due upon development of the site. Credit shall be given for the existing
single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of
this fee is due. The remaining 25% is due prior to issuance of a certificate of building
occupancy.
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10. Premises Identification: The applicant shall submit a premises identification detail sheet
showing the material type and location for review and approval by the Community
Development Department prior to the issuance of Building Permits.
11. Fences & Retaining Walls: All new fencing shall be agood-neighbor style wood fence
and shall comply with all the provisions of Section 21.18.060 of the Campbell Municipal
Code. Grade changes shall be supported with masonry retaining walls. The design and
location of all fences and retaining walls shall be reviewed and approved by the
Community Development Director prior to issuance of any building permits for the project.
Fencing along the property lines shall be replaced at the expense of the applicant, unless
it is determined to be in good condition by the Community Development Director.
12. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant existing
structures shall be secured, by having windows boarded up and doors sealed shut, or be
demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code).
13. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above
ground) for approval by the Community Development Director.
14.On-Site Lightinq: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with all
applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures
shall be of a decorative design to be compatible with the residential development and
shall incorporate energy saving features.
15. Construction Mitigation Measures: The following practices should be followed during all
phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m.
and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on
Sundays or holidays unless an exception is granted by the Building Official.
[Mitigation Measure Noise-1]
b. Truck routes to and from the construction site should be established and submitted to
the City for review and approval prior to issuance of a building permit. These truck
routes shall avoid access to the project site via residential streets where possible.
[Mitigation Measure Noise-1]
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition. [Mitigation
Measure Noise-1]
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d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
[Mitigation Measure Noise-1]
e. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses. [Mitigation Measure Noise-1]
f. Prior to the issuance of building permits, the project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street so
that the contractor can be made aware of noise complaints. [Mitigation Measure
Noise-1]
g. Construction equipment, vehicles, and workers associated with the development of
the project shall not be permitted to park on any residential streets. [Mitigation
Measure Noise-1]
h. Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind. [Mitigation Measure AIR-1]
i. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard. [Mitigation Measure AIR-1]
j. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site. [Mitigation Measure AIR-1]
k. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer. [Mitigation Measure AIR-1]
I. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.). [Mitigation Measure AIR-1]
m. Install erosion control measures to prevent runoff from the project site. [Mitigation
Measure AIR-1]
16. Parking and Driveways:
a. All parking and driveway areas shall be developed in compliance with the approved
plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code.
b. The applicant shall provide a decorative pavement material within the common access
driveway, uncovered parking spaces, and walkways for the project. The design and
material to be used for the decorative pavement shall be indicated on the building
permit plans and will be reviewed and approved by the Community Development
Director prior to the issuance of building permits.
17. Covenants, Codes and Restrictions (CC&R's): Prior to recordation of the Parcel Map, the
applicant shall submit for review and approval by the City a copy of the draft CC&R's
which shall include the following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the project,
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c. Definition of common areas to be maintained and provision of maintenance for these
areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of common
areas and shared building walls and roofs to be repaired, repainted, and/or replaced
as necessary;
e. Provision to provide ongoing maintenance of the required landscaping for the project;
f. Provision for the availability of interior garage space for the parking of two vehicles at
all times; and
g. Provision to prohibit the use of outside parking spaces for storage purposes, including
boats, trailers, and recreational vehicles.
18. Contractor Contact Information 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 issuance of building permits.
19. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
20. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of building permits.
21. Cultural Resources: If archaeological or paleontological resources are encountered
during excavation or construction, construction personnel shall be instructed to
immediately suspend all activity in the immediate vicinity of the suspected resources and
the City and a licensed archeologist or paleontologist shall be contacted to evaluate the
situation. A licensed archeologist or paleontologist shall be retained to inspect the
discovery and make any necessary recommendations to evaluate the find under current
CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring
program to the City for review and approval prior to the continuation of any on-site
construction activity. [Mitigation Measure CULT-1]
In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be properly
treated. The City and the Santa Clara County Coroner's office shall be notified. If
deemed prehistoric, the Coroner's office would notify the Native American Heritage
Commission who would identify a "Most Likely Descendant (MLD)." The archeological
consultant and MLD, in conjunction with the project sponsor, shall formulate an
appropriate treatment plan for the find, which might include, but not be limited to,
respectful scientific recording and removal, being left in place, removal and reburial on
site, or elsewhere. Associated grave goods are to be treated in the same manner.
[Mitigation Measure CULT-2]
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22. Soils Report: The applicant shall comply with the following requirements:
a. The applicant shall submit two copies of a current soils report containing foundation
and retaining wall design recommendations, prepared to the satisfaction of the
Building Official, with the building permit application. This report shall be prepared by a
licensed engineer specializing in soils mechanics. [Mitigation Measure GEO-1]
Building Division:
23. Permits Required: A building permit application shall be required for each new single
family dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
24. Plan Preparation: This project requires plans prepared under the direction and oversight
of a California licensed Engineer or Architect. Plans submitted for building permits shall
be "wet stamped" and signed by the qualifying professional person.
25. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
26. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
27. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a
licensed engineer specializing in soils mechanics.
28. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site
plan shall also include site drainage details. Elevation bench marks shall be called out at
all locations that are identified as "natural grade" and intended for use to determine the
height of the proposed structure.
29. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations
are prepared according to approved plans. Horizontal and vertical controls shall be set
and certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
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30. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and
MF-1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be
submitted to the Building Division.
31. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits, in
accordance with C.B.C Appendix Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
32. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
33. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial
scheduling time and can cause significant delays in the approval process. The applicant
should also consult with P.G.&E. concerning utility easements, distribution pole locations
and required conductor clearances.
34. Construction Fencing: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall
be secured to prevent vandalism and/or theft during hours when no work is being done.
All protected trees shall be fenced to prevent damage to root systems.
35.Approvals Required: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
36. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to the issuance of a building permit.
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FIRE DEPARTMENT
37. 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 mot
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.
38. Required Fire Flow: The required fire flow for this project is 1,500 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s),
which are located at the required spacing.
39. 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.
Installations shall conform with Fire Department Standard Details and Specifications
Sheet A-1.
40. 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
Sheet A-6.
41. Parkina Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner and parking shall not be allowed along roadways less than 28
feet in width. Parking may be permitted along one side of roadways 28-35 feet in width.
For roadways equal to or greater than 36 feet, parking will be allowed on both sides of the
roadway. Roadway widths shall be measured curb face to curb face, with parking spaces
on an 8 foot width.
42.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. Note that building permit issuance will be withheld until
installations are complete.
43. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
44. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a parcel map for recordation upon approval by the City, pay various
fees/deposits and submit the map in digital format acceptable to the City.
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45. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a
current Preliminary Title Report.
46. Right-of-Way for Public Street Purposes: Prior to recordation of the parcel map, the
applicant shall fully complete the process to cause additional right-of-way to be granted in
fee for public street purposes along the Virginia Avenue frontage to accommodate a 30-
foot half street width. The applicant shall submit the necessary documents for approval by
the City Engineer, process the submittal with City staff's comments, and fully complete
the right-of-way process. The applicant shall cause all documents to be prepared by a
registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
47. Private Easements: Upon recordation of the parcel map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
48. Demolition: Prior to recording of the Parcel Map, the applicant shall obtain a Demolition
Permit to remove any nonconforming structures.
49. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall
provide a cash deposit for setting all monuments shown on the map. Monuments shall be
set per section 20.76.010 of the Campbell Municipal Code.
50. Street Improvements: Prior to recordation of the parcel map, the applicant shall execute
a street improvement agreement, shall cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The plans shall
include the following:
a. Show location of all existing utilities within the new and existing public right-of-way.
b. Show distance from property line to street centerline.
c. Relocation of all existing facilities, including utility boxes, covers, poles, etc. outside
the sidewalk area. No utility boxes, covers, poles, etc. will be allowed in the sidewalk
area.
d. Construction of ADA compliant driveway approaches as necessary.
e. Construction of curb, gutter, and sidewalk along the property frontage as necessary.
f. Installation of street trees and irrigation at 30 feet on center.
g. Installation of street lights in accordance with the Street Lighting Policies of the City of
Campbell as necessary.
h. Installation of traffic controls, stripes, and signs as appropriate.
i. Protection and relocation of utilities as necessary.
j. Construction of conforms to existing public and private improvements as necessary.
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51. Maintenance of Landscaping: Current and future owner(s) are required to maintain the
landscaped park strip in the public right-of-way. This includes, but is not limited to: trees,
lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow
the tree to grow to a mature height.
52. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
53. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer to
determine the required pavement section.
54. Utilities: All new on-site Utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
55. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location
and size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
56. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare
a pavement restoration plan for approval by the City Engineer prior to any utility
installation or abandonment. Streets that have been reconstructed or overlaid within the
previous five years will require boring and jacking for all new utility installations. This
section of Virginia Avenue has not been resurfaced during the last five years. The
pavement restoration plan shall indicate how the street pavement shall be restored
following the installation or abandonment of all utilities necessary for the project.
57. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve the
development will be required (including water, sewer, gas, electric, etc.). Applicant shall
apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water,
electric, and all other utility work.
58. Additional Street Improvements: Should any new utility main lines or other work required
to service the development that affects any public improvements, the City may add
conditions to the development/project, at the discretion of the City Engineer, to restore
pavement or other public improvements to the satisfaction of the City.
59.Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a 10 year storm frequency,
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prepare an engineered grading and drainage plan, and pay fees required to obtain
necessary grading permits. The plans shall comply with the 1998 edition of the California
Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
60. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee of $2,385 per net acre, which is
$1,073.00.
61. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically
the project must include source control, site design and treatment measures to achieve
compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not
limited to, minimization of impervious surface area, vegetated swales, infiltration areas,
and treatment devices. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay
Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site
Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations, shapes,
and materials.
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan.
d. Any changes are in conformance with local, state, or federal regulations.
61. Covenants, Conditions, and Restrictions: Provide copies of CC&R's for review by the City
prior to recordation of the parcel map and CC&R's.
62.Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City, and the design
engineer shall submit as-built drawings to the City.
Planning Commission Resolution No. 4003
PLN2010-245 - 1161 Virginia Avenue -Extension of Approval - PD Permit
Paae 14
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
63. Sewer connection: The applicant will be required to construct a new building sewer for
each of the new lots per district specifications and procedures. Pursuant to district
ordinance, code Section 10.130 "TIME OF PAYMENT OF SEWER CONNECTION AND
TREATMENT PLANT CAPACITY FEES", THE APPLCIANT IS REQUIRED TO PAY ALL
APPLICABLE FEES PRIOR TO THE ISSUANCE OF A "Non-Interference" letter for the
recordation of the Final Map.
PASSED AND ADOPTED this 14th day of December, 2010, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
ATTEST: -
Pa ermo n, Acting Secretary
~a
Alster, Ebner, Resnikoff, Reynolds and Roseberry
None
None
Gibbons
.-~'~
APPROVED: ~~~ ~~~~ ~~~'~~
/ E ' beth Gibbons, Chair