CC Resolution 11254RESOLUTION NO. 11254
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING AN EXTENSION OF TIME APPROVAL
(PLN2010-245) OF A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT PERMIT (PLN2007-66) TO ALLOW THE
CONSTRUCTION OF FOUR SMALL LOT DETACHED SINGLE FAMILY
RESIDENCES ON PROPERTY OWNED BY MR. DANIEL SISTO
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.
The City Council finds as follows with regard to File No. 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.
16. The applicant has made a good faith effort to complete the final map process.
17. The Planning Commission reviewed this project at a regularly scheduled public
meeting and forwarded a recommendation to approve the extension request.
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.
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THEREFORE, BE IT RESOLVED that the City Council approves an Extension of
Approval (PLN2010-245) of a previously approved Planned Development Permit
(PLN2007-66) to allow the construction of a four unit small lot detached singe family
residential development on property owned by Mr. Daniel Sisto located at 1161 Virginia
Avenue in a P-D (Planned Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. 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. Approval 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. Security Fencing: The applicant shall install perimeter security fencing and
prominent "no trespassing" signage by no later than February 4, 2011. Failure to
comply with this condition of approval shall void this Extension of Time approval.
4. Weed Abatement: The applicant shall remove any and all weeds, debris, garbage
and overgrown vegetation by no later than February 4, 2011. The applicant shall
maintain the property free of weeds, garbage, debris and overgrown vegetation at all
times. Failure to comply with this condition of approval shall void this Extension of
Time approval.
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5. 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.
6. 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.
7. 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.
8. Landscape Plan: The applicant shall submit four (4) sets of a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform 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.
9. 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
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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.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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).
15. 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.
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16.On-Site Lighting: 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.
17. 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]
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]
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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]
18. 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.
19. 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,
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.
20. 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.
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21. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
22. 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.
23. 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]
24. 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-1J
Building Division:
25. 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.
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26. 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.
27.Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
28. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
29. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
30. 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.
31. 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
32.Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall
be submitted to the Building Division.
33. 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.
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34. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara
Valley Non-point Source Pollution Control Program specification sheet shall be part
of plan submittal. The specification sheet (size 24" X 36") is available at the Building
Division service counter.
35. 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.
36. 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.
37.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.
38. 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.
FIRE DEPARTMENT
39. 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.
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40. 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.
41. 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.
42. 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.
43. Parking 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.
44.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.
45. 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
46. 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.
47. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall
provide a current Preliminary Title Report.
48. 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
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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.
49. 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.
50. Demolition: Prior to recording of the Parcel Map, the applicant shall obtain a
Demolition Permit to remove any nonconforming structures.
51. 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.
52. 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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53. 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.
54. 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.
55. 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.
56. 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.
57. Utility 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.
58. 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.
59. Utility 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.
60. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any public improvements, the City
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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.
61. 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, 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.
62. 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.
63. 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.
City Council Resolution
PLN2010-245 - 1161 Virginia Avenue -Extension of Time Approval - PD Permit
Paae 15
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.
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 18th day of January , 2011, by the following roll
call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
Waterman, Low, Cristina, Kotowski, Baker
None
None
None
,,'~~ APPROVED:
ATTEST: ~~
Anne Bybee, City Clerk
~h i ~-~~
Ja on T. Baker, Mayor