Loading...
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.