CC Ordinance 2148ORDINANCE NO. ~:14a
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A MODIFICATION (PLN2011-45) OF A
PREVIOUSLY-APPROVED PLANNED DEVELOPMENT PERMIT
THAT INCLUDES REDUCING BUILDING A FROM THREE STORIES
TO ONE; RECONFIGURATION AND REDUCTION IN THE SIZE OF
UNDERGROUND PARKING; MODIFICATION OF THE RENTAL
APARTMENTS FROM 127 (99 SENIOR/28 NON-AGE RESTRICTED)
TO 126 SENIOR LIVING UNITS; AND AN INCREASE IN RETAIL
SPACE FROM 16,950 TO 17,936 SQUARE FEET ON PROPERTY
LOCATED AT 2041-2127 WINCHESTER BOULEVARD IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MERRILL GARDENS AT CAMPBELL, 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 Modification (PLN2011-45) of a
previously-approved Planned Development Permit that includes reducing Building A from
three stories to one; reconfiguration and reduction in the size of the underground parking;
modification of the rental apartments from 127 (99 senior/28 non-age restricted) to 126 senior
living units; and an increase in retail space from 16,950 to 17,936 square feet on property
located at 2041-2127 Winchester Boulevard 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 3rd
vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
day of
May
2011, by the following roll call
Waterman, Low, Cristina, Kotowski, Baker
None
None
None
APPROVED:
ATTEST:
Anne Bybee, City Clerk
z~~~ ~~~.
Jas n T. Baker, Mayor
Exhibit A -City Council Ordinance -Conditions of Approval Page 1
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD 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:
Approved Project: Approval is granted for a Modification (PLN2011-45) to a previously
approved Planned Development Permit (PLN2006-165 that includes reducing the number
of stories for Building A from three to one; reconfiguration and reduction in the size of the
underground parking; modification of the rental apartment to 126 senior living units; and an
increase of retail space from 16,950 square feet to 17, 936 square feet on property located
at 2041-2043, 2075, 2091, 2105, & 2127 Winchester Boulevard in a P-D (Planned
Development) Zoning District. The buildings design and site layout shall substantially
conform to the revised Project Plans, prepared by Runberg Architecture Group stamped as
received by the Planning Division on March 16, 2011, except as modified by the Conditions
of Approval specified herein.
a. Modified project plans prepared by Runeberg Architecture Group and dated March 16,
2011, site plan, floor plans, building elevations.
b. Modified Conceptual Landscape Plan prepared by Hill Associates dated March 16,
2011.
c. Program Description for Merrill Gardens at Campbell, received by the City on July 5,
2007, as modified by the applicant project revision request dated January 27, 2011.
d. Conditions of Approval of the Conditional Use Permit (PLN2007-13) as approved by
City Council (Resolution No.10841) and incorporated herein.
2. Planning Final: Construction not in substantial compliance with the approved project plans
shall not be approved without prior authorization of the necessary approving body.
Permit Expiration: The Modification of the Planned Development Permit is valid for a
period of 12 months from the date of final approval. The building plans sets and previously
issued building permit shall be modified to reflect the changes proposed within this 12
month period or the Planned Development Permit shall be void.
4. Revocation/Modification of Permit: Operation of the use in violation of the Planned
Development Permit or any standards, codes, or ordinances of the City of Campbell shall
be grounds for consideration of either the modification or revocation of the Planned
Development Permit by the City Council.
5. Tenant Improvements: Any storefront doorway for any building not used to access a tenant
space shall be replaced with a storefront window consistent with the building's architecture
Exhibit A -City Council Ordinance -Conditions of Approval Page 2
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
in such a manner that it may be retuned to an entryway as necessary in the future, unless
required for fire and/or emergency access or otherwise approved by the Community
Development Director.
6. Storefront Clearance: At no time shall an obscure wall, interior wall, or barrier be installed
along, behind or attached to storefront windows or doorways that blocks visual access to
the tenant space or blocks natural light.
7. Dementia Unit/Convalescent Operational Hours: The business operational hours for the
dementia unit/convalescent facility are restricted to 6:00 a.m. to 11:00 p.m., daily. Monday
through Saturday. 24 hour on-site medical staff will be available for the convalescent unit
residents.
8. Maximum Number of Convalescent Facility Residents: The maximum number of residents
of the convalescent/dementia unit is 21. Staffing levels shall meet or exceed the State of
California requirements for a licensed convalescent facility. There shall be 24-hour on-site
licensed medical personnel (nurse) available for the residents.
9. Park Impact Fee: A Park Impact Fee is due upon development of the site, based on the
development density of greater than 21 units per acre, and shall be paid to the City. Prior
to building permits submittal, 75% of this fee is due. The remaining 25% is due prior to
issuance of a certificate of building occupancy. Credit shall be given for the two existing
residences to be demolished and the Park Impact Fees for the 17 affordable units is
waived as a concession allowed by the Density Bonus Law.
10. Density Bonus/Affordable Housing Units: The proposed project qualifies fora 35% density
bonus for providing 17 affordable rental units to persons who qualify in the very low income
range. There shall be 17 rental apartments units designated as affordable to very low
income residents as required by the Density Bonus Law. The specific units designated as
affordable shall be proportionally distributed though the project by unit size. Any future
reapportionment proposals, based on community housing needs, shall be forwarded by the
Community Development Director to the City Council and shall be considered on the
consent agenda.
11. Age Restricted Housing: The minimum age requirement for senior housing is 60 years old.
Tenants outside of the minimum age of 60 years or older with specific needs requiring
assisted living services shall be approved by the City of Campbell Housing Coordinator on
a case-by-case basis.
12. 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:
Exhibit A -City Council Ordinance -Conditions of Approval Page 3
PLN2011-45 ~ 2041-2127 Winchester Boulevard - Modification to PD Permit
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a minimum of 5-
gallon size.
b. Landscape and paving maintenance shall be an on-going responsibility of the property
owner(s) and shall include routine pruning of trees and shrubs, maintenance of the
automatic irrigation system and the replacement of damaged or diseased plant
materials, periodic steam cleaning of walkways and removal of graffiti within twenty-four
hours. 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.
13. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
14. Cultural Resources: If archaeological or paleontological resources are encountered during
excavation or construction, construction personnel shall be instructed to immediately
suspend all activity in the immediate vicinity of the suspected resources and the City and a
licensed archeologist or paleontologist shall be contacted to evaluate the situation. A
licensed archeologist or paleontologist shall be retained to inspect the discovery and make
any necessary recommendations to evaluate the find under current CEQA guidelines prior
to the submittal of a resource mitigation plan and monitoring program to the City for review
and approval prior to the continuation of any on-site construction activity. [Mitigation
Measure CULT-1]
In the event a human burial or skeletal element is identified during excavation or
construction, work in that location shall stop immediately until the find can be properly
treated. The City and the Santa Clara County Coroner's office shall be notified. If deemed
prehistoric, the Coroner's office would notify the Native American Heritage Commission
who would identify a "Most Likely Descendant (MLD)." The archeological consultant and
MLD, in conjunction with the project sponsor, shall formulate an appropriate treatment plan
for the find, which might include, but not be limited to, respectful scientific recording and
removal, being left in place, removal and reburial on site, or elsewhere. Associated grave
goods are to be treated in the same manner. [Mitigation Measure CULT-2]
15. Trash and Recycling Enclosure: The applicant shall submit details regarding the design
and location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project.
Trash Containers of a size and quantity necessary to serve the new buildings shall be in
areas approved by the Fire Department and Community Development Director.
Exhibit A -City Council Ordinance -Conditions of Approval Page 4
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-
foot high solid wall and have decorative doors and designed to be architectural compatible
to the buildings. The enclosure shall be constructed at grade level and have a level area
adjacent to the trash enclosure area to service the containers. Driveways or aisles shall
provide unobstructed access for collection vehicles and personnel and provide at least the
minimum clearance required by the collection methods and vehicles utilized by the
designated collector. The wall, gate and surface inside the enclosure must be kept in
sound repair and condition. The refuse and recycling containers shall be kept in the
enclosure at all times except when being emptied by collection personnel.
Areas around trash enclosures, recycling areas, and/or trash compactor enclosures shall
not discharge to the storm drain system. Any drains installed in or beneath dumpster and
compactor facilities shall be connected to the sanitary sewer. The applicant shall contact
the West Valley Sanitation District for specific connection and discharge requirements.
16. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with Chapter 21.28 of the Campbell Municipal Code and the approved project plans with
the following revisions:
a. Property owner and/or operator shall maintain a minimum of 89 retail parking spaces,
42 senior residential spaces, and 11 dementia unit spaces.
b. The retail use shall at no time exceed the demand for the required amount of retail
parking spaces.
c. The Rincon Avenue ingress/egress driveway shall be restricted with the appropriate
signage, striping and driveway approach prohibiting right turns onto W. Rincon Avenue.
17. Residential/Commercial Parking Garage Entrance and Exit: The applicant shall indicate on
the building plans that provisions shall be made to ensure pedestrian and vehicular safety
to the satisfaction of the Community Development Director. Details and information shall
be reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project.
18. Alternative Transportation Methods: The applicant shall develop and provide incentives to
encourage the use of alternative transportation methods, which shall be reviewed and
approved by the Community Development Director prior to issuance of any building
permits for the project.
19. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.18.060 of
the Campbell Municipal Code and shall be reviewed and approved by the Community
Development Director prior to issuance of any building permits for the project.
20. Roof Screen: Prior to issuance of building permits for the applicant shall submit a detailed
plan for any roof screens for review and approval by the Community Development Director.
The roof screens shall be compatible with the overall design of the building in terms of
color and material and must completely screen the equipment from view. The roof screen
plan shall be subject to review and approval by the Community Development Director.
Exhibit A -City Council Ordinance -Conditions of Approval Page 5
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
21. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e: air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view and surrounding properties. Screening material
and method shall require review and approval by the Community Development Director
prior to installation of such mechanical equipment screening.
22. Outdoor Storage: No outdoor storage is permitted on the property. No construction
equipment, construction vehicles, and/or construction debris shall be parked and/or stored
on the property.
23. On-site Lighting: Any proposed 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 exterior lighting shall be reviewed and approved by the Community
Development Director, prior to issuance of a building permit. Lighting fixtures shall be of a
decorative design to be compatible with the development and shall incorporate energy
saving features.
24. Signs: Signage shall be approved in conformance with the Master Sign Program, as
revised through this approval process. New signage shall not be installed prior to approval
of a sign permit as required by Chapter 21.53 of the Campbell Municipal Code.
25. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for retail
uses.
26. Delivery and Garbage Pick Up Hours/Noise: Delivery and garbage pick up hours shall be
restricted to 8 a.m. to 8 p.m. Signage shall be installed at service doors notifying the
restriction of delivery and garbage pick up hours.
27. Noise:
a. The project building plans shall incorporate construction grade dual pane thermal
windows and doors rated minimum Sound Transmission Class (STC) 29 for living
spaces within 190 feet from the centerline of Winchester Boulevard. The applicant shall
utilize full window (glass and frame), assemblies that have been tested for sound rating,
to the satisfaction of the Building Official. Since windows must be closed to achieve the
interior noise criterion, the CBC requires an alternate method (ventilation or air
conditioning system) of supply fresh air for all units within 190 feet from the centerline of
Winchester Boulevard. [Mitigation Measures Noise-1]
b. Construct 42" high acoustically-effective balcony railings at all balconies within 190 feet
of the centerline of Winchester Boulevard and within a direct or side view of the road.
The railing height is in reference to the nearest balcony floor elevation. [Mitigation
Measures Noise-2]
28. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All 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).
Exhibit A -City Council Ordinance -Conditions of Approval Page 6
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
29. Graffiti Removal: The property owner shall be responsible for the removal of any graffiti
from walls, fences or structures on the project site within one week of notification by the
Community Development Director or their designate.
30. Sidewalk Maintenance: The owner/operator of the property shall provide on-going
maintenance of the sidewalks and shall pressure wash the sidewalks as necessary or as
required by the Community Development Director or Director of Public Works to remove all
spills, gum and food. Sidewalks and parking lots shall be swept regularly to prevent the
accumulation of litter and debris. Debris resulting from pressure washing shall be trapped
and collected to prevent entry into the storm drain system. Washwater containing any
cleaning agent or degreaser shall be collected and discharged to the sanitary sewer and
shall not be discharged to a storm drain. The applicant shall contact the West Valley
Sanitation District for specific connection and discharge requirements.
31. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E transformers and San Jose Water Company back-flow preventers,
indicating the location of the facilities and screening (if the facilities are above ground) for
approval by the Community Development Director.
32. Construction Mitigation Measures: The following practices should be followed during all
phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m.
and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on
Sundays or holidays unless an exception is granted by the Building Official. [Mitigation
Measure Noise-3]
b. Truck routes to and from the construction site should be established and submitted to
the City for review and approval prior to issuance of a building permit. These truck
routes shall avoid access to the project site via residential streets where possible.
[Mitigation Measure Noise-3]
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition. [Mitigation
Measure Noise-3]
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
[Mitigation Measure Noise-3]
e. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses. [Mitigation Measure Noise-3]
f. Prior to the issuance of building permits, the project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street so
that the contractor can be made aware of noise complaints. [Mitigation Measure
Noise-3]
g. Construction equipment, vehicles, and workers associated with the development of the
project shall not be permitted to park on any residential streets. [Mitigation Measure
Noise-3]
Exhibit A -City Council Ordinance -Conditions of Approval Page 7
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
h. Use dust-proof chutes for loading construction debris onto trucks. [Mitigation Measure
AIR-1]
i. Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind. [Mitigation Measure AIR-1]
j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard. [Mitigation Measure AIR-1]
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site. [Mitigation Measure AIR-1]
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer. [Mitigation Measure AIR-1]
m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.). [Mitigation Measure AIR-1]
n. Install erosion control measures to prevent runoff from the project site. [Mitigation
Measure AIR-1]
33. Contractor Contact Information Posting: Prior to the issuance of building permits, the
project site shall be posted with the name and contact number of the lead contractor and
construction hours in a location visible from the public street so that the contractor can be
made aware of noise complaints. The minimum size of the sign for posting shall be 4 feet x
8 feet.
34. Construction Staging Plan: Prior to the issuance of grading or building permits for the
project, the applicant shall submit a site plan and narrative description indicating the
location, length of time and details of construction staging. The construction staging plan
shall be subject to review and approval by the Community Development Director and the
Public Works Director.
35. Construction Schedule Plan: Prior to the issuance of grading or building permits for the
project, the applicant shall submit a site plan and narrative description indicating the
location, length of time and details of construction schedule. The construction schedule
plan shall be subject to review and approval by the Community Development Director and
the Public Works Director.
36. Soils Report: The applicant shall comply with the following requirements:
a. The applicant shall comply with the requirements of the geotechnical analysis
[Mitigation Measure GEO-1]
b. The proposed structures shall be designed in accordance with the seismic design
criteria of the 2001 CBC. [Mitigation Measure GEO-1]
c. Prior to issuance of building permits for the project, a registered geotechnical engineer
shall prepare adesign-specific geotechnical analysis, and all recommendations of the
analysis shall be incorporated into the project's final engineering design to minimize the
damage from seismic shaking. The project sponsor shall use standard engineering
techniques and conform to the requirements of the Uniform Building Code to reduce the
Exhibit A -City Council Ordinance -Conditions of Approval Page 8
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
potential for seismic damage and risk to future occupants. [Mitigation Measure GEO-
1]
d. The building pad for Building D shall be over-excavated to a depth of 24 inches below
the bottom of the new footings. The over-excavated soils shall be placed back as
compacted engineered fill up to the final grades as a measure to improve soil
competence and reduce the potential of excessive settlement. [Mitigation Measure
GEO-1]
e. Loose soils were encountered at depths of about 8 to 12 feet below ground surface in
two of the exploratory borings. Therefore, extra care shall be exercised during
excavations and prior to the installation of a shoring system due to the caving potential
of the loose soil. It is anticipated that soldier beam and lagging with tie-backs will be
used for temporary shoring of the parking garage/basement excavations. The shoring
system should be capable of supporting the walls safely and without excessive
deflection. [Mitigation Measure GEO-1]
f. The applicant shall submit two copies of a current soils report containing foundation and
retaining wall design recommendations, prepared to the satisfaction of the Building
Official, with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics. [Mitigation Measure GEO-2]
37. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant shall
pay an $8,000.00 deposit to cover the actual staff cost, at the rate of Assistant Planner, to
ensure compliance with the mitigation monitoring and with the conditions of approval.
Building Division:
38. Permits Required: A building permit application shall be required for the proposed new
Mixed-Use (Residential & Commercial) Structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
39. Construction Plans: The Building Division Conditions of Approval shall be stated in full on
the cover sheet of construction plans submitted for building permit. A clear statement of
the specific Occupancy and Construction Types and corresponding square footages shall
be printed on the cover sheet of the plans.
40. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
41. Plan Preparation: This project requires plans prepared under the direction and oversight of
California licensed Engineers and Architects. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
42. 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. This project has potentially been identified as
Exhibit A -City Council Ordinance -Conditions of Approval Page 9
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
located in an area subject to "Liquefaction" as designated by the California State Geologist.
As such, it is subject to all State requirements for geologic reports and investigations.
43. Site Plan: Application for building permit shall include a competent engineered site plan
that identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include extensive site drainage details.
44. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspections.
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
45. Title 24 Energy Compliance: California Title 24 Energy requirements for Commercial and
Residential structures apply to this project and shall be provided with application
documents at time of submittal.
46. Special Instructions: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be submitted
to the Building Official for approval prior to issuance of the building permits, in accordance
with C.B.C Appendix Chapter 1, Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
47. 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.
48. Approvals Required: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
Exhibit A -City Council Ordinance -Conditions of Approval Page 10
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
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.
d. Bay Area Air Quality Management District (Demolitions Only)
49. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
50. 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.
Public Works Department:
51. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current (within the past 6 months) Preliminary Title Report.
52. Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a five foot public service easement and sidewalk easement on
private property contiguous with the public right-of-way along Winchester Boulevard
frontage, unless otherwise approved by the City Engineer. The applicant shall cause all
documents to be prepared by registered civil engineer/land surveyor, as necessary, for the
City's review and recordation.
53. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a ten-year storm frequency,
prepare an engineered grading and drainage plan, and pay fees required to obtain
necessary grading permits. Prior to occupancy, the design engineer shall provide written
certification that the development has been built per the engineered grading and drainage
plans.
54. Storm Drain Area Fee: Prior to the issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee, currently set at $2,650 per net
acre, which is $8,334.
55. 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.
56. 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
Exhibit A -City Council Ordinance -Conditions of Approval Page 11
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
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.
57. 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. Winchester Boulevard
was overlaid in 2003. W. Rincon Avenue has not been reconstructed or overlaid in the last
5 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.
58. 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 is approved by the City Engineer:
Winchester Boulevard: Street improvements shall be installed consistent with the
Winchester Boulevard Master Plan:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, transformers,
signs, etc. outside of future sidewalk area. No utility boxes, covers, poles, cabinets, etc.
will be allowed in the sidewalk area.
c. Removal of existing driveway approaches, sidewalk, curb ramp, curb and gutter.
d. Installation of City approved street trees, tree grates and irrigation at 30 feet on center.
e. Installation of City standard curb, gutter, sidewalk, ADA compliant curb ramp and ADA
complaint driveway approaches.
f. Installation of structural soil in the sidewalk and installation of related drainage facilities
to tie into storm drain.
g. Grind of existing pavement and installation of asphalt concrete per approved street
Pavement Restoration Plan for utility restoration plan for utility installation and/or
abandonment.
h. Installation of "Winchester Boulevard" decorative streetlights, conduits, conductors and
related facilities in accordance with the City of Campbell's Street Lighting Policies and
the Winchester Boulevard Master Plan.
i. Removal of existing and installation of new traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as necessary.
k. Removal of existing pavement structural section related to the bulb out or as required
by the City Engineer.
Exhibit A -City Council Ordinance -Conditions of Approval Page 12
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
I. Installation of City approved corner bulb out at the northeast and northwest corners of
W. Rincon Avenue and Winchester Boulevard. The corner bulb outs shall be configured
to meet the City Engineer's design requirements.
m. At bulb out locations, grind pavement to centerline and install new pavement at a
constant cross slope. Installation of new pavement structural section may be required
depending upon the amount of grinding needed. Additional paving beyond the bulb outs
may also be required for acceptable conforms.
n. Install new drainage structures to accommodate bulb outs.
o. Reconfigure signal facilities at the northwest corner of Winchester and Rincon to
accommodate new improvements.
p. Submit final plans in a digital format acceptable to the City.
Rincon Ave.:
a. Show location of all existing improvements and utilities within the new and existing
public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, transformers,
signs, etc. outside of future sidewalk area. No utility boxes, covers, poles, cabinets, etc.
will be allowed in the sidewalk area.
c. Removal of existing driveway approaches, sidewalk, curb and gutter.
d. Relocation of existing water line as necessary to accommodate new street trees behind
curb.
e. Installation of City approved street trees, tree wells and irrigation at 20 feet on center.
f. Installation of City standard curb, gutter, sidewalk and ADA complaint driveway
approach.
g. Modification to existing storm drain system on W. Rincon Avenue to include upsizing
the existing storm drain main line on W. Rincon Avenue eastward to Winchester
Boulevard and extending any related storm lateral facilities as necessary. All
modifications shall meet City standards and shall be subject to the review and approval
by the City Engineer.
h. Installation of asphalt concrete overlay per approved street Pavement Restoration Plan
for utility installation and/or abandonment.
i. Installation of streetlights, conduits, conductors and related facilities in accordance with
the City of Campbell's Street Lighting Policies.
j. Removal of existing and installation of traffic control, stripes and signs.
k. Construction of conforms to existing public and private improvements, as necessary.
I. Removal of existing pavement structural section related to bulb outs or as required by
City Engineer.
Exhibit A -City Council Ordinance -Conditions of Approval Page 13
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
m. Installation of City approved corner bulb outs at the northeast and northwest corners of
W. Rincon Avenue and Winchester Boulevard. The corner bulb outs shall be configured
to meet the City Engineer's design requirements.
n. At bulb out locations, grind pavement to centerline and install new pavement at a
constant cross slope. Installation of new pavement structural section may be required
depending upon the amount of grinding needed. Additional paving beyond the bulb outs
may also be required for acceptable conforms.
o. Install new drainage structures to accommodate bulb outs.
p. Reconfigure signal facilities at the northwest corner Winchester and Rincon.
q. Submit final plans in a digital format acceptable to the City.
59. Maintenance of Landscaping: Owner(s), current and future, 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.
60. 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.
61. 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 any 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.
62. 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.
Exhibit A -City Council Ordinance -Conditions of Approval Page 14
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
Upon Submission of the preliminary site/grading plans, the applicant shall calculate and
submit to 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.
63. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building
permits, 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.
64. 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.
Exhibit A -City Council Ordinance -Conditions of Approval Page 15
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
Fire Department:
65. Formal Plan Review: Review of this development proposal is limited to accessibility of site
access and water supply as they pertain to fire department operations, and shall 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 Division all applicable construction permits. Identify the
occupancy classification of the rental units.
66. Required Fire Flow: The fire flow for this project is 7000gpm at 20 psi residual pressure. As
an automatic fire sprinkler system will be installed, the fire flow has been reduced by 50%
establishing a required adjusted fire flow of 3500gpm at 20 psi residual pressure. The
adjusted fire flow is available from are water mains and fire hydrant9s) which are not
spaced at the required spacing.
67. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000
GPM or, in excess of two stories or 35 feet in height, shall be equipped throughout by an
automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13. A State of California licensed fire protection contractor
shall submit plans, calculations, a completed permit application and appropriate fees to the
department for review and approval prior to beginning their work.
68. Public Fire Hydrant(s) Required: Provide two (2) public fire hydrant(s) at location(s) to be
determined by the Fire Department and San Jose Water Company. Hydrant(s) shall have a
minimum single flow of 2000gpm at 20 psi residual, with spacing not to exceed 250 feet.
Prior to applying for building permit, provide civil drawings reflecting all fire hydrants
serving the site. To prevent building permit delays, the developer shall pay all required fees
to the water company ASAP.
69. Timing of Required Water Supply Installations: Installation 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 installations required installations are completed, tested and accepted.
70. Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor
shall ensure that an approved ("Blue Dot") fire hydrant location identifier has been placed
in the roadway, as directed by the Fire Department.
71. Location of Required Fire Protection System(s) Equipment: Proposed locations for fire
hydrants, fire sprinkler system(s) control valves (PIV, OS&Y), fire department connections
(FDC), and fire alarm equipment, shall be coordinated with the fire department and the
project planners, prior to submittal of formal designs.
72. Standpipes Required: Buildings shall be equipped with standpipes designed per NFPA
Std. #14, and be equipped with 2-1/2" inch hose valves, at location designated by the fire
department. Building C and D shall be equipped with exterior stand pipe system at
location designated by the fire department.
Exhibit A -City Council Ordinance -Conditions of Approval Page 16
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
73. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved
all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet,
6 inches, a minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15°/a. Installations shall conform to the Fire Department Standard
Details and Specifications sheet A-1. OF 902.2.2
74. 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 maybe approved on a case by case
basis.
75. 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 A-
6.
76. 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 space
based on an 8 ft. width.
77. Emergency Gate/ Access Gate Requirements: Gate installations shall conform to Fire
Department Standard Details and Specification G-1 and when open shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks if
provided shall be Fire Department approved prior to installation.
78. Standpipes Required: Buildings shall be equipped with standpipes designed per NFPA
Std. #14, and be equipped with 2-1/2" inch hose valves, at location designated by the Fire
Department. Standpipes shall be required throughout the building and in the interior
courtyard at locations to be determined by the fire department. Revised drawings in
writing to reflect compliance with this requirement.
79. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key lock box (Knox) conforming to Fire Department Standard
Detail and Specification sheet K-1. At time of final inspection, access keys shall be
provided to the Fire Department.
80. 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 -Conditions of Approval Page 17
PLN2011-45 ~ 2041-2127 Winchester Boulevard -Modification to PD Permit
81.Ground-ladder Rescue: Ground-ladder rescue from the second and third floor rooms shall
be made possible for fire department operations for buildings C, D, and back of Building B.
With the climbing angle of seventy five (75) degrees maintained, an approximate walkway
width along either side of the building shall be no less than ten feet clear.
82. Access to Buildings/ Landscaping Requirements: Landscaping shall not obstruct Fire
Department ladder access to buildings. The building permit submittal shall include a
landscape drawing which reflects the location of all landscaping, to include how Fire
Department ladder access will be provided around all buildings. An approved walkway
shall be provided on all sides of the building(s) leading from the fire access roadway to the
exterior openings of the building(s).
83. 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 A-6.
84. Required Plans and Permits: Permits are required for the installation of all Private Water
Supplies, Tanks, Hydrant Systems and must be issued to contractors prior to the start of
installation of such systems. Plans for fire apparatus access roads and fire hydrant
systems shall be submitted to the Fire Department for review and approval prior to
construction.
85. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key lock box (Knox), conforming to Fire Department Standard
Detail and Specifications Sheet K-1. At time of final inspection access keys shall be
provided to the fire department.
86. 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 backgrounds.
87. Conditions of Approval: All conditions of Approval from previous Fire Department Plan
Reviews still apply. Changes to the original Conditions of Approval may be based on new
or updated Codes and Standards in effect at the time of submission of plans to the Fire
Department.
88. Conditions of Approval on Plans: Please be advised that the Fire Department's Conditions
of Approval are based on the minimum amount of information on the plans. Additional
requirements may apply upon submittal of 100% plans. To prevent plan review and
inspection delays, the above Conditions of Approval Shall be restated as "notes" on all
pending and future plan submittals and any referenced diagrams to be reproduced onto the
future plan submittal.