CC Ordinance 2146ORDINANCE NO. 2146
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2010-162) FOR THE CONSTRUCTION OF TWENTY ONE (21)
SMALL LOT DETACHED SINGEL-FAMILY RESIDENCES ON
PROPERTY LOCATED AT 700 GALE DRIVE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF VALLEY
OAK PARTNERS LLC.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development Permit
(PLN2010-162) for the construction of twenty one (21) small lot detached single-family
residences on property locate at 700 Gale Drive subject to the attached conditions of approval
(attached Exhibit A).
SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this 1st
vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
day of March , 2011, by the following roll call
Waterman, Low, Cristina, Kotowski, Baker
None
None
None
APPROVED
ATTEST: v 'L___
Anne Bybee, City Clerk
~-----
~ ~
Ja on T. Baker, Mayor
Exhibit A -City Council Ordinance Page 1
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
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 a Planned Development Permit to allow the
construction of twenty-one small lot detached two and three story single-family residences
located at 700 Gale Drive. The building designs and site design shall substantially conform
to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
a. Revised project plans, prepared by Dahlin Group, Inc. and stamped as received by the
Planning Division on January 11, 2011.
b. 15 Color Board schemes, prepared by Dahlin Group, Inc., received by the Planning
Division on June 30, 2010.
c. Landscape and Irrigation plans prepared by Ripley Design Group and stamped as
received by the Planning Division on January 11, 2011.
d. Tentative Vesting Subdivision Map prepared by Carlson, Barbee and Gibson, Inc. and
stamped as received by the Planning Division on January 11, 2011, as modified under
the Tentative Vesting Subdivision Map (PLN2010-163) Conditions of Approval.
2. Permit Expiration: The Planned Development Permit is valid for a period of two years from
the date of final City Council approval. A building permit must be obtained within this two-
year period or the Planned Development Permit shall be void.
3. Final Map: The Planned Development Permit approval is contingent upon recordation of
the Final Map to divide the subject property. The Final Map shall be recorded prior to the
issuance of building permits.
4. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant shall
pay a $8,000.00 deposit to cover the actual staff cost, at the rate of an Assistant Planner
position, to ensure compliance with the mitigation monitoring and with the conditions of
approval specified herein.
5. Grading and Drainage Plans and Building Height: The maximum building height of each
structure shall not exceed 35 feet from the pad height noted on the Grading and Utility Plan
(Sheet C2), unless a lower building height has been approved for the specific parcel. Any
variation in height that exceeds six (6) inches from the pad height elevations noted within
the Preliminary Grading and Utility Plan shall be returned back to the Planning Commission
for further consideration.
Exhibit A -City Council Ordinance Page 2
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
6. Pad Certification: Following site grading and prior to preparation of individual building pad
forms, the following improvements shall be certified by a licensed land surveyor and
reviewed by the Community Development Director to determine consistency with the
Planning Commission approved plan (grade, pad and drainage).
7. Roadway Width: Increase the main drive aisle unobstructed paved width to a minimum of
26 feet in order to provide sufficient Fire Department ladder truck access.
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)/HOA and shall include routine pruning of trees and shrubs, maintenance of
the automatic irrigation system and the replacement of damaged or diseased plant
materials on both private and public property. 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 the remaining
protected tree 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.
Exhibit A -City Council Ordinance Page 3
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
10. Parking and Driveways: Applicant shall submit a driveway and walkway detail and color
sheet showing upgraded colored, stamped and textured 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. 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. The fee is currently set at $9,415.00 per unit. This fee is subject to
change and the fee in effect at the time of payment shall be the fee due.
12. Below Market Rate Housing: In accordance with the City of Campbell Inclusionary Housing
Ordinance, the applicant shall submit abelow-market rate (BMR) plan showing 15% of
units set aside as affordable. Affordable units which are constructed within for-sale projects
for owner-occupancy shall be sold at affordable ownership cost to lower-income
households and moderate-income households. The applicant shall enter into a below
market housing agreement with the City, where the City will determine the appropriate
pricing for each level of affordability prior to the issuance of a building permit. Distribution
and location of BMR units shall be to the satisfaction of the Community Development
Director.
13. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building wall for
review and approval by the Community Development prior to the issuance of Building
Permits. In order to obtain approval, 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. Additionally, number material and color is required to contrast
with their background.
14. Fences & Retaining Walls: All new fencing shall be agood-neighbor style wood fence or
decorative block wall as required by the adopted CEQA mitigation measures 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.
15. 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).
16. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back-flow preventers, indicating the location of the boxes for approval by the
Community Development Director.
Exhibit A -City Council Ordinance Page 4
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
17. 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.
18. Parking and Drivewa r~s: 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.
a. All common area parking shall be for the shared use of the property owners and
homeowner association. At no time shall these spaces be rented, leased, sold or
become restricted other than as guest parking for the development.
b. The applicant shall submit a driveway, uncovered parking area, and walkway detail
and color sheet showing upgraded colored, stamped and textured concrete for review
and approval by Community Development Director prior to the issuance of a building
permit.
19. Covenants, Codes and Restrictions (CC&R's): Prior to recordation of the final 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
while allowing for each of the individual units to utilize any of the 15 approved color
schemes.
c. Definition of common areas to be maintained and provision of maintenance for these
areas.
d. Provision for the recordation of private open space easements between the
residences to allow each residence adequate private open space, depicted as private
patio areas on Sheet A0.1 of the approved project plans. The recorded easements
shall define ownership, rights of use, allowable landscape or open space
improvements and access rights for the subject property owners.
e. Provision of a funding mechanism to ensure maintenance and upkeep of common
areas.
f. Provision to provide ongoing maintenance of the required private roadways,
landscaping, and sound walls as necessary. Graffiti removal from sound walls and
fences within a reasonable period of time.
g. Provision that requires ongoing maintenance of the landscaped park strip and tree
wells 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.
Exhibit A -City Council Ordinance Page 5
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
h. Provision for regular monitoring and maintenance of the mechanical stormwater
treatment devices, in accordance with the manufacturer's recommendations.
i. Provision for regular monitoring and maintenance of the private sanitary system as
described by the designing engineering, and as approved by the City Engineer.
j. Provision for the availability of interior garage space for the parking of two vehicles at
all times.
k. Provision to prohibit the use of outside parking spaces for storage purposes, including
boats, trailers, and recreational vehicles.
I. An Acoustical Disclosure regarding adjacent Expressway generated noise shall be
provided in the Covenant Codes & Restrictions for the project.
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.
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.
CEQA Mitigation Measures
23. Mitigation Measure AES-1:
1.1 All exterior lighting shall comply with the following:
1. Architecturally integrated with the character of the structure(s).
2. Energy-efficient, and fully shielded or recessed.
3. Permanently installed lighting shall not blink, flash, or be of unusually high intensity
or brightness. Lighting fixtures shall be appropriate in height, intensity, and scale to
the use they are serving.
4. Outdoor lighting fixtures shall be designed and installed so that light rays are not
emitted across property lines, to the extent possible. Fixtures like the "shoe box"
design are capable of providing accurate light patterns and can be used for lighting
parking lots without spilling onto the neighboring property.
5. External light fixtures, poles, and their foundation should be simple in design and
compatible with and complimentary to the style of surrounding development.
Historical-themed fixtures are not appropriate for a contemporary building design
and modern fixtures are not appropriate for a structure with a significant historical
design theme. Simple and functional designs are considered to be appropriate in
most environments. Lighting standards should be of a scale that is compatible with
their surroundings. Pedestrian-style lighting (three to five feet high) should be
installed in areas where foot traffic is prevalent.
6. Color-corrected lamps of appropriate intensity should be used in exterior lighting.
High-efficiency lamps that alter the colors of objects at night are discouraged.
Exhibit A -City Council Ordinance
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
Page 6
Incandescent, fluorescent, color-corrected sodium vapor and mercury lamps should
be used because they provide light with an appropriate color spectrum.
Lighting intensity should be the minimum required to serve the tasks for which the
fixtures are intended.
Exterior lighting should be considerate of both the neighbors and the community as
a whole. Each new lighting scheme should actively strive to reduce negative light
impacts.
24. Mitigation Measure AIR-1:
1.1 Use dust-proof chutes for loading construction debris onto trucks.
1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind.
1.3Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
1.4Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site.
1.5Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer.
1.6 Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
1.71nstall erosion control measures to prevent runoff from the project site.
25. Mitigation Measure AIR-2:
2.1 Revise the Landscape Plan to install a mixture of Redwoods, Deodar Cedar, Live Oak,
and Oleanders along the eastern property line between the project site and San Tomas
Expressway and along the eastern boundary of the common area open space.
2.21nstall and maintain air filtration systems of fresh air supply on an individual unit basis.
The ventilation system should be certified to achieve an effectiveness level of at least
the removal of 80% of ambient PM2.5 concentrations from indoor areas. The air intake
for the units shall be located away from San Tomas Expressway.
2.3 Windows facing San Tomas Expressway shall be inoperable.
26. Mitigation Measure AIR-2:
2.4 Revise the Landscape Plan to install a mixture of Redwoods, Deodar Cedar, Live Oak,
and Oleanders along the eastern property line between the project site and San Tomas
Expressway and along the eastern boundary of the common area open space.
2.51nstall and maintain air filtration systems of fresh air supply on an individual unit basis.
The ventilation system should be certified to achieve an effectiveness level of at least
the removal of 80% of ambient PM2.5 concentrations from indoor areas. The air intake
for the units shall be located away from San Tomas Expressway.
2.6 Windows facing San Tomas Expressway shall be inoperable.
27. Mitigation Measure BIO-1:
1.1 A final landscape plan shall be submitted for review and approval by the Community
Development Director to verify compliance with both the City of Campbell's Landscape
Ordinance and Tree Protection Ordinance. The landscape plan shall show that all trees
removed as a result of the proposed project shall be replanted on a one to one ratio of
Exhibit A -City Council Ordinance Page 7
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
a size set forth in the City's regulations and consistent with the City' adopted Water
Efficient Landscape Standards. The tree protection recommendations provided in the
consulting arborist are required for all trees remaining on site.
28. Mitigation Measure CUL-1:
1.11f 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.
29. Mitigation Measure CUL-2:
1.11n 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.
30. Mitigation Measure GEO-1:
1.1 The applicant shall comply with the recommendations in the Geotechnical Report,
dated May 14, 2010, by Cornerstone Earth Group. Such recommendations shall be
incorporated into the project's final engineering design to minimize the damage from
seismic shaking. The applicant shall use standard engineering techniques and conform
to the requirements of the International Building Code to reduce the potential for
seismic damage and risk to future occupants.
31. Mitigation Measure H&WC-1:
1.1 Use dust-proof chutes for loading construction debris onto trucks.
1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind.
1.3Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
1.4 Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site.
1.5Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer.
1.6 Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
1.71nstall erosion control measures to prevent runoff from the project site.
Exhibit A -City Council Ordinance Page 8
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
32. Mitigation Measure LUP-1:
1.1 The project shall include sufficient public right-of-way landscape improvements
including, but not limited to, the installation of City approved street trees within the
landscape park strip along the project site.
33. Mitigation Measure LUP-2:
1.1 Ground mounted mechanical equipment (e.g. air conditioning, heating, ventilation ducts
and exhaust) and utility services shall be screened from public view. The method of
screening shall be architecturally compatible with the other on-site development in
terms of colors, materials, architectural style, and shall include appropriately installed
and maintained landscaping, as applicable. No roof mounted mechanical equipment is
permitted.
34. Mitigation Measure NOISE-1:
1.1 Construction of an eight foot high acoustically-effective barrier along the property line
contiguous with San Tomas Expressway. To control banking noise, turn the barrier to
connect air-tight to the side of the home at the north east corner. Additionally, the eight
foot high barrier shall be continued along the south property line for a distance of 24
feet, then reduced to seven feet in height for 40 feet, and reduced to six feet in height
for the remainder of the south property line.
1.2Construction of a seven foot high acoustically-effective barrier between the residence at
the northeast corner of the project site and the residence adjacent to the west.
1.3Construction of a six foot high acoustically-effective barrier between the residence
second from the northeast corner of the project site and along the exterior living area of
the residence adjacent to the west.
1.4Construction of a six foot high acoustically-effective barrier at the exterior living area of
the house at the southwest corner of the Gale Drive proposed driveway approach.
1.5A11 second floor windows and unshielded (not behind a noise control barrier) first floor
living spaces within 270 feet of the centerline of San Tomas Expressway and with a
direct or side view of the road shall remain closed at all time.
1.6The project building plans shall incorporate construction grade dual pane thermal
windows with a rated minimum Sound Transmission Class (STC) 28 and acoustically-
effective solid exterior doors.
1.7 Provide mechanical ventilation (HVAC) for all residences.
1.8An Acoustical Disclosure regarding adjacent Expressway generated noise shall be
provided in the Covenant Codes & Restrictions for the project.
35. Mitigation Measure NOISE-2:
2.1 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.
2.2A11 construction vehicles shall take ingress and egress off Hamilton Avenue and the
northerly Marathon Drive driveway, leaving the southerly Marathon driveway across
from the residential uses chained to prevent vehicles entering the residential
neighborhood to the east and south.
2.3A11 construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
Exhibit A -City Council Ordinance Page 9
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
2.4 Unnecessary idling of internal combustion engines shall be strictly prohibited.
2.5A11 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.
2.6 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.
2.7 Construction equipment, vehicles, and workers associated with the development of the
project shall not be permitted to park on any residential streets.
36. Mitigation Measure USS-1:
1.1 No less than 50% of the waste generated from the demolition of the existing on-site
structures shall be recycled in conformance with an approved Waste Management Plan
approved by the Director of Public Works prior to start of construction.
Building Division:
37. Permits Required: A building permit application shall be required for each proposed new
single family dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
38. Cal Green: All new single family dwellings shall comply with Cal Green mandatory
residential requirements.
39. Codes: This project shall comply with the 2010 California Building Code Requirements.
40. 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.
41. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
42. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
43. 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.
44. 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.
Exhibit A -City Council Ordinance Page 10
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
45. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well.
46. 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
47. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well.
48. 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 1, Section 106. Please obtain City of Campbell Special Inspection
forms from the Building Inspection Division Counter.
49. 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.
50. 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.
51. 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.
52. 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)
Exhibit A -City Council Ordinance Page 11
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
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.
FIRE DEPARTMENT
53. Fire Review: Review of the project is limited to acceptability of site access and water
supply as they pertain to fire department operations, and shall not be construed as a
substitute for formal plan review to determine compliance with adopted model codes. Prior
to performing any work the applicant shall make application to, and receive from, the
Building Department all applicable construction permits.
54. Automatic Fire Sprinkler System Required: Approved automatic sprinklers are required on
all new residential buildings. A State of California licensed fire protection contractor shall
submit plans, calculations, a completed permit application and appropriate fees to this
department for review and approval prior to beginning their work.
55. Fire Apparatus (Ladder Truck) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 26 feet, vertical clearance of
13 feet 6 inches, minimum circulating turning radius of 45 feet outside and 31 feet inside,
and a maximum slope of 10% and vehicle loading of 75,000 pounds.
56. 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.
57. Ground Ladder Access: Ground ladder rescue from second and third floor rooms shall be
made possible for fire department operations. With climbing angle of seventy five degrees
maintained, an approximate walkway width along either side of the building shall be no less
than seven feet clear. Landscaping shall not be allowed to interfere with the required
access.
58. 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.
59. 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 may be withheld until
installations are completed. Temporary access roads may be approved on a case by case
basis.
Exhibit A -City Council Ordinance Page 12
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
60. Public Fire Hydrants Required: Provide public fire hydrant(s) at location(s) to be
determined jointly by the Fire Department and San Jose Water Company. Maximum
hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1500 GPM at 20
psi, residual. If area fire hydrants exist, reflect their location on the civil drawings included
with the building permit submittal. Required fees to be paid ASAP to prevent engineering
delays.
61. Timing of Water Supply Installations: Installations of required fire service(s) and fire
hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of framing
or delivery of bulk combustible materials. Building permit issuance may be withheld until
required installations are completed, tested, and accepted.
62. 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
63. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon approval by
the City Council, pay various fees/deposits and submit the map in digital format acceptable
to the City.
64. Covenants, Conditions, and Restrictions: Provide copies of CC&R's for review and
approval by the City prior to recordation of the final map and CC&R's.
65. Preliminary Title Report: Upon submittal of the tract map, the applicant shall provide a
current (within the past 6 months) Preliminary Title Report.
66. Private Sanitary Sewer Easement: The applicant proposes to obtain a sanitary sewer
easement over 635 W. Latimer Avenue to serve the development with sanitary sewer
facilities. Prior to the recordation of the final map, the applicant shall provide the City with
necessary recorded documentation to ascertain the applicant's legal right to use the
adjacent property along W. Latimer Avenue (635 W. Latimer Avenue) based on the
approved Tentative Vesting Subdivision Map. If the easement cannot be obtained, prior to
recordation of the final map, the applicant shall provide the City the documentation, as
required by the City Engineer, indicating how the site will be served with sanitary sewer
facilities.
67. Private Easements: Upon recordation of the final map, the applicant shall cause private
easements to be recorded for private open space, private utilities, private storm drains,
reciprocal ingress and egress, emergency vehicles, etc.
68. Demolition: Prior to recording of the final Map, the applicant shall obtain a Demolition
Permit and remove any nonconforming structures.
Exhibit A -City Council Ordinance
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
Page 13
69. Monumentation for Final Map: Prior to recordation of the final 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.
70. 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.
71. Grading and Drainage Plan: Prior to recordation of the final map, the applicant shall
conduct hydrology studies based on a ten-year storm frequency, prepare an engineered
grading and drainage plan, and pay fees required to obtain necessary grading permits.
Prior to occupany, the design engineer shall provide written certification that the
development has been built per the engineered grading and drainage plans.
72. 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
$4,174.00.
73. Tree Removal Permit: To accommodate the required street improvements, trees will be
removed as part of this project and additional trees will be installed to replace the trees
removed.
74. Street Improvements: Prior to recordation of the final map, the applicant shall execute a
street improvement agreement, 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, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right-of-way.
b. 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.
c. Removal of existing driveway approaches and necessary sidewalk, curb and gutter.
d. Removal of existing streetlight.
e. Installation of City approved street trees and irrigation.
f. Installation of City standard curb, gutter, sidewalk, park strip and ADA compliant
driveway approach.
g. Installation of street lights, conduits, conductors, and related facilities in accordance
with the City of Campbell's Street Lighting Policies.
h. Installation of traffic controls, stripes, and signs.
i. Construction of conforms to existing public and private improvements as necessary.
j. Submit final plans in a digital format acceptable to the City.
75. Maintenance of Landscaping: Current and future owner(s), including HOA ownership, are
required to maintain the landscaped park strip and tree wells 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.
Exhibit A -City Council Ordinance Page 14
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
76. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
77. 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.
78. 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.
79. 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. Gale Drive 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.
80. 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.
81. Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect public improvements, the City
may add conditions to the development/project/permit, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the City.
82. 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.
Exhibit A -City Council Ordinance Page 15
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
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.
Upon submission of the tentative vesting map, the applicant shall calculate and submit t
the City the amount of impervious surface created by the development including the types
of stormwater controls to be used. The applicant shall submit preliminary sizing and design
showing stormwater controls meet the City's requirements.
Prior to recordation of the final map:
a. The applicant's designer or engineer shall submit the required certification indicating
that sizing, selection, and design of treatment BMP's for the project site has been
completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-
119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. 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:
1. The stormwater management facilities were constructed in compliance with the
approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
b. The applicant shall provide security for the operation and maintenance of stormwater
pollution prevention measures installed or provided as a part of this project.
The applicant shall also comply with any other or new conditions as required by the City of
Campbell's most current NPDES permit.
83. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building
permit signoff 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-
builtdrawings to the City.
Exhibit A -City Council Ordinance
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
Page 16
84. Santa Clara Valley Water District: Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the final map, the applicant shall obtain a
clearance from the SCVWD.
85. State General Construction Activity Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm Water
Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the
filed Notice of Intent and SWPPP.
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
86. Sewer connection: The applicant will be required to abandon all existing sewer
connections and construct a new privately maintained sewer system for the new homes.
This private sewer system must be designed and constructed to the district's public sewer
standard. 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.
AT&T
87. Public Utility Easement: The applicant will be required to dedicate the common area as a
Public Utility Easement in order to provide service to the individual Lots.
SANTA CLARA VALLEY WATER DISTRICT
88. Fee Title Right-of-Way: The Subdivision Map shall be modified to clearly show and identify
the District's adjacent fee title right of way to ensure that there is no encroachment onto the
District's adjacent property.
89. Water District Trees: Trees located near the property line and identified for removal along
San Tomas Aquino Creek shall be clearly identified whether they are inside or outside of
the project limits. Trees located on the Water District right-of-way shall not be removed
without District approval.
90. Storm Drainage: Storm drainage shall be directed to a public storm drain system utilizing
existing outfalls. Existing outfall pipes may be enlarged if needed to accommodate the
development.
91. District Permit: A District Permit is required for any construction including outfall
modification on district property.
Exhibit A -City Council Ordinance Page 17
PLN2010-162 ~ 700 Gale Drive -Planned Development Permit
92. Sewer connection: The applicant will be required to abandon all existing sewer
connections and construct a new privately maintained sewer system for the new homes.
This private sewer system must be designed and constructed to the district's public sewer
standard. 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.