PC Res 4010RESOLUTION NO. 4010
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2010-162) FOR THE CONSTRUCTION
OF TWENTY ONE (21) SMALL LOT DETACHED SINGLE-FAMILY
RESIDENCES ON PROPERTY LOCATED AT 700 GALE DRIVE IN A
P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION
OF VALLEY OAK PARTNERS. FILE NO.: PLN2010-162.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to File No. PLN2010-162:
Environmental Finding
A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Evidentiary Findings
2. The density of the proposed project site is 11.1 units per gross acre, which is
consistent with the proposed General Plan land use designation of Low-Medium
Density Residential (6-13 units per gross acre).
3. The proposed project is consistent with the Planned Development Zoning
Ordinance.
4. The site plan proposes the construction of twenty-one small lot detached single-
family residences, each on individual lots. All of the residences would take vehicular
access from a common access driveway off of Gale Drive.
5. The project provides a total of 57 parking spaces, 42 of which are covered.
6. The completed project would consist of twenty-one new residences with a building
coverage of 29%, landscaping coverage of 39% and paving coverage of 32%.
7. The proposed project will have a floor area ratio of 0.68.
8. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
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Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed development will clearly result in a more desirable environment and
use of the land than would be possible under any other zoning district classification.
2. The proposed development will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts, which are consistent with the
General Plan designation of the property.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Planned Development Permit (PLN2010-162) for the construction of twenty-one
(21) small lot detached single-family residences on property located at 700 Gale Drive
in a P-D (Planned Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
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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 Subdivision Map (PLN2010-163) Canditions 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.
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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 shalt 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
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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.
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
shalt 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
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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.
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, taws 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 Driveways: 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. 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.
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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.
h. Provision for regular monitoring and maintenance of the mechanical stormwater
treatment devices, in accordance with the manufacturer's recommendations.
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.
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.
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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. Incandescent, fluorescent, color-corrected sodium vapor and
mercury lamps should be used because they provide light with an appropriate
color spectrum.
7. Lighting intensity should be the minimum required to serve the tasks for which
the fixtures are intended.
8. 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.
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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. Mitiqation 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.
2.3Windows 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. Mitiqation 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 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.
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28. Mitigation Measure CUL-1:
1.1 If archaeological or paleontological resources are encountered during excavation
or construction, construction personnel shall be instructed to immediately
suspend all activity in the immediate vicinity of the suspected resources and the
City and a licensed archeologist or paleontologist shall be contacted to evaluate
the situation. A licensed archeologist or paleontologist shall be retained to
inspect the discovery and make any necessary recommendations to evaluate the
find under current CEQA guidelines prior to the submittal of a resource mitigation
plan and monitoring program to the City for review and approval prior to the
continuation of any on-site construction activity.
29. Mitigation Measure CUL-2:
1.1 In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be
properly treated. The City and the Santa Clara County Coroner's office shall be
notified. If deemed prehistoric, the Coroner's office would notify the Native
American Heritage Commission who would identify a "Most Likely Descendant
(MLD). The archeological consultant and MLD, in conjunction with the project
sponsor, shall formulate an appropriate treatment plan for the find, which might
include, but not be limited to, respectful scientific recording and removal, being
left in place, removal and reburial on site, or elsewhere. Associated grave goods
are to be treated in the same manner.
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.
1.4Sweep 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.).
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1.71nstall erosion control measures to prevent runoff from the project site.
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. Mitiqation 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.
1.2 Construction 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. Mitiqation 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
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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.
2.4Unnecessary 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.
2.7Construction 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 Reauired: 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.
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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.
45. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/z 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.
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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)
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
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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.
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.
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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.
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.
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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.
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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.
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.
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Page 19
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.
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.
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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 Buildinct 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-built drawings to the City.
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.
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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.
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.
PASSED AND ADOPTED this 25t"day of January, 2011, by the following roll call vote:
AYES: Commissioners: Alster, Ebner, Resnikoff, Reynolds and Roseberry
NOES: Commissioners: Gibbons
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
ATTEST:
APPROVED
n, Acting Secretary
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Bob Roseberry, hair