Loading...
Parcel Map - 2005August 9, 2005 Mr. James Chen P.O. Box 20302 San Jose, CA 95160 Re: Tentative Parcel Map File No: PLN2005-84 691 & 711 Crockett Avenue Dear Mr. Chen: At an Administrative Hearing on Monday, August 8, 2005 the Community Development Director conditionally approved a Tentative Parcel Map to allow the division of two lot into three residential lots on the above referenced properties. This approval is based upon the attached findings and is subject to the attached conditions of approval. Tentative map approvals are valid for two years. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 :00 p.m. on Thursday, August 18, 2005. If you should have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Tim J. Haley Associate Planner End: Findings for Approval of File No. PLN2005-84 Conditions of Approval for File No. PLN2005-84 cc: Tom Williams, Acting Senior Planner Ed Arango, Public Works Department Ryan Rucker, Santa Clara County Fire Department Bill Bruckart, Building Official Fon Chen Lee/FranWhei-Fang Lee, 10935 Miramonte Road, Cupertino, CA 95014 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790 Attachment #1 FINDINGS FOR APPROVAL OF PLN2005-84 SITE ADDRESS: APPLICANT: DATE: 691 & 711 Crockett Avenue Mr. James Chen August 8, 2005 Findings for approval of a Tentative Parcel Map to allow the division of two lots into three residential lots on property located at 691 & 711 Crockett Avenue. The Community Development Director finds as follows with regard to File No. PLN2005-84: 1. The proposed Tentative Parcel Map will result in a density of 4.5 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 6 units per gross acre). 2. The proposed Tentative Parcel Map is consistent with the development standards (including lot size and minimum lot width) of the R-1-6 Zoning District and the San Tomas Area Neighborhood Plan. 3. The proposed subdivision layout allows access to natural air and light. 4. Each new lot created has adequate access to a public right-of-way. 5. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority, and the Santa Clara Valley Water District(SCVWD). A condition of approval requires a permit from SCVWD. 6. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed Tentative Parcel Map is consistent with the City's General Plan and Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development of the immediate area. Attachment # 1 Page 2 of2 5. 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. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-84 SITE ADDRESS: APPLICANT: DATE: 691 & 711 Crockett Avenue Mr. James Chen August 8, 2005 The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. 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 items under review. Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Tentative Parcel Map to allow the division of two lots into three residential lots on properties located at 691 & 711 Crockett Avenue. The Final Parcel Map shall substantially conform to the Tentative Parcel Map prepared by James Chen and dated as received by the Planning Division on June 17, 2005, except as may be modified by the conditions of approval herein. 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of approval, unless an extension is granted prior to the expiration date. 3. Park Impact Fee: A park impact fee, based on a density range ofless than six units per gross acre, is due upon development of the site. Credit shall be given for any existing single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Demolition of Structures: Prior to recordation of the Parcel Map the applicant shall obtain a building permit for the demolition of all non-conforming structures. 5. Propertv 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 demolished or removed from the property. 6. Trees: No trees are approved to be removed as part of this project. Any trees proposed for removal as part of future site improvements are subject to the provisions of the City's Tree Protection Regulations. Any protected trees to be removed shall be replaced in accordance with the requirements of the Tree Protection Regulations. Conditions of Approval for File No. PLN2005-84 691 & 711 Crockett Avenue Page 2 of5 7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site 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 dripline 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. 8. Santa Clara Vallev Water District: Prior to the issuance of any building permits the applicant shall demonstrate that they have complied with any permitting requirements of the Santa Clara V alley Water District. PUBLIC WORKS DEPARTMENT 9. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City, pay various fees, deposits and submit the map in a digital format acceptable to the City. The current plan check fee is $3,400 plus $75 per parcel. 10. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a current Preliminary Title Report. 11. Public Service Easement and Sidewalk Easement: Upon recordation of the parcel map, the applicant shall grant a 10-foot Public Service Easement and sidewalk easement, as required by the City Engineer, on private property contiguous with the public right-of-way along the Crockett Avenue frontage. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 12. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall provide security for setting all monuments shown on the map. Monumetns shall be set per Section 20.76.010 of the Campbell Municipal Code. 13. Street Improvements: Prior to recordation of the parcel 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: 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, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the Conditions of Approval for File No. PLN2005-84 691 & 711 Crockett Avenue Page 3 of5 sidewalk area. c. Removal of existing driveway approach and necessary sidewalk, curb and gutter. d. Installation of street trees and irrigation at 40 feet on center. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. f. Install streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. g. Construction of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. 14. Occu\,ancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required Street Improvements installed and accepted by the City. 15. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 16. 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. 17. 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. 18. Utilitv 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 the 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. 19. 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 resurfaced within the previous five years will require boring and jacking for all new utility installations. Crockett Avenue has not been overlayed 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. 20. 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. The plans shall comply with the 1998 edition of the California Conditions of Approval for File No. PLN2005-84 691 & 711 Crockett Avenue Page 4 of5 Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 21. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of$2,120.00 per net acre, which is $1,116.00. 22. 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 Storm water 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 Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. The source control, site design and treatment measures to achieve compliance with the C.3 requirements of the City's NPDES permit will have to be certified by a registered engineer and submitted to the City of Campbell. The compliance certificate can be obtained from the Public Works Department. Prior to occupancy, a qualified BMP certifier is also required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: a. The stormwater management facilities were constructed in compliance with the approved plans. b. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. c. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan; and d. Any changes are in conformance with local, state, or federal regulations. Conditions of Approval for File No. PLN2005-84 691 & 711 Crockett Avenue Page 5 of5 23. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to recordation of the parcel map, the applicant shall execute a covenant for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. The covenant will also include the reporting responsibility and certification that the stormwater pollution prevention measures are being periodically maintained by appropriate and certified staff. 24. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. 25. Santa Clara Vallev Water District (SCVWD): Prior to issuance of any permits for grading, landscaping, building or the recordation of the parcel map, the applicant shall obtain a clearance from the SCVWD. ITEM NO.1 CITY OF CAMPBELL. ADMINISTRATIVE HEARING Staff Report. August 8, 2005 PLN2005-84 Chen, J. Administrative Public Hearing to consider the application of Mr. James Chen for a Tentative Parcel Map to allow the division of two lots into three residential lots on property owned by Fon Chen Lee and Fran Whei-Fang located at 691 and 711 Crockett Avenue in an R-I-6 (Single-Family Residential) Zoning District. STAFF RECOMMENDATION That the Community Development Director take the following action: I. Approve the Tentative Parcel Map, incorporating the attached findings, to allow the division of two lots into three residential lots, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION This project is Categorically Exempt under Section 15315, Class 15, of the California Environmental Quality Act (CEQA) pertaining to the division of property in urbanized areas into four or fewer parcels when the division is in conformance with the City's General Plan and Zoning Code. PROJECT DATA Gross Lot Area: Net Lot Area: 29,006 square feet (0.66 acres) 22,946 square feet (0.53 acres) Project Density: 4.5 units per gross acre Parcel I: Parcel 2: Parcel 3: 7,648 square feet 7,649 square feet 7,648 square feet Total: 22,946 square feet Adjacent Land Uses North: South: East: West: Single Family Residential Single Family Residential Single Family Residential Single Family Residential DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Tentative Parcel Map to allow the division of two lot into three residential lots on properties located at 691 & 711 Crockett Avenue. The proposed lot configuration consists of three standard lots on Crockett Avenue. ; , - Staff Report - Administrative Hearing of August 8, 2005 PLN2005-84 - 691 & 711 Crockett Avenue Page 2 of2 Background: The property is currently developed with two single-family residences that would be removed as part of this subdivision. Propertv Description: The subject property is located on the west side of Crockett Avenue south of San Tomas Aquino Rd. The property is surrounded on all sides by single-family residences. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential (less than 6 units per gross acre). The proposed project will result in a density of 4.5 units per gross acre, which is consistent with the General Plan land use designation. Zoning Designation: The subject property is zoned R-1-6 (Single Family Residential, 6,000 square foot minimum lot size). The R-I-6 Zoning District requires a minimum net lot area of 6,000 square feet, and a minimum lot width of 60 feet for standard lots. The proposed lots satisfy the area, width, and access standards of the R-I-6 Zoning District and the San Tomas Area Neighborhood Plan (ST ANP). Subdivision Design: The proposed Tentative Parcel Map creates three standard lots. Section 20.16.030 of the Campbell Municipal Code requires that new lots meet all the requirements of the zoning district within which they are located. The proposed lots comply with these requirements. Attachments: 1. Findings for Approval of File No. PLN2005-84 2. Conditions of Approval for File No. PLN2005-84 3. Tentative Parcel Map 4. Location Map rl7 r \ ~\~.A _ Prepared by: --' T~ Tim J. Haley, Associate Planner Approved by: Tom Williams, Senior Planner Attachment # 1 FINDINGS FOR APPROVAL OF PLN2005-84 SITE ADDRESS: APPLICANT: DATE: 691 & 711 Crockett Avenue Mr. James Chen August 8, 2005 Findings for approval of a Tentative Parcel Map to allow the division of two lots into three residential lots on property located at 691 & 711 Crockett Avenue. The Community Development Director finds as follows with regard to File No. PLN2005-84: 1. The proposed Tentative Parcel Map will result in a density of 4.5 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 6 units per gross acre). 2. The proposed Tentative Parcel Map is consistent with the development standards (including lot size and minimum lot width) of the R-1-6 Zoning District and the San Tomas Area Neighborhood Plan. 3. The proposed subdivision layout allows access to natural air and light. 4. Each new lot created has adequate access to a public right-of-way. 5. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority, and the Santa Clara Valley Water District(SCVWD). A condition of approval requires a permit from SCVWD. 6. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed Tentative Parcel Map is consistent with the City's General Plan and Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development ofthe immediate area. 5. 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. Attachment # 1 Page 2 of2 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-84 SITE ADDRESS: APPLICANT: DATE: 691 & 711 Crockett Avenue Mr. James Chen August 8, 2005 The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. 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 items under review. Additionally, the applicant is hereby notified that (s)he 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: I. Approved Proiect: Approval is granted for a Tentative Parcel Map to allow the division of two lots into three residential lots on properties located at 691 & 711 Crockett Avenue. The Final Parcel Map shall substantially conform to the Tentative Parcel Map prepared by James Chen and dated as received by the Planning Division on June 17, 2005, except as may be modified by the conditions of approval herein. 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of approval, unless an extension is granted prior to the expiration date. 3. Park Impact Fee: A park impact fee, based on a density range ofless than six units per gross acre, is due upon development of the site. Credit shall be given for any existing single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Demolition of Structures: Prior to recordation of the Parcel Map the applicant shall obtain a building permit for the demolition of all non-conforming structures. 5. 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 bearded up and doors sealed shut, or demolished or removed from the property. 6. Trees: No trees are approved to be removed as part of this project. Any trees proposed for removal as part of future site improvements are subject to the provisions of the City's Tree Protection Regulations. Any protected trees to be removed shall be replaced in accordance with the requirements of the Tree Protection Regulations. Attachment #2 Page 2 of5 7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site 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 dripline 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. 8. Santa Clara Valley Water District: Prior to the issuance of any building permits the applicant shall demonstrate that they have complied with any permitting requirements of the Santa Clara Valley Water District. PUBLIC WORKS DEPARTMENT 9. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City, pay various fees, deposits and submit the map in a digital format acceptable to the City. The current plan check fee is $3,400 plus $75 per parcel. 10. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a current Preliminary Title Report. 11. Public Service Easement and Sidewalk Easement: Upon recordation of the parcel map, the applicant shall grant a 10-foot Public Service Easement and sidewalk easement, as required by the City Engineer, on private property contiguous with the public right-of-way along the Crockett Avenue frontage. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 12. Monumentation for Parcel Map: Prior to recordation ofthe parcel map, the applicant shall provide security for setting all monuments shown on the map. Monumetns shall be set per Section 20.76.010 ofthe Campbell Municipal Code. 13. Street Improvements: Prior to recordation of the parcel 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: 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, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the Attachment #2 Page 3 of5 sidewalk area. c. Removal of existing driveway approach and necessary sidewalk, curb and gutter. d. Installation of street trees and irrigation at 40 feet on center. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. f. Install streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. g. Construction of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. 14. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required Street Improvements installed and accepted by the City. 15. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 16. 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. 17. 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. 18. Utilitv 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 the 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. 19. 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 resurfaced within the previous five years will require boring and jacking for all new utility installations. Crockett Avenue has not been overlayed 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. 20. 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. The plans shall comply with the 1998 edition of the California Attachment #2 Page 4 of5 Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 21. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of$2,120.00 per net acre, which is $1,116.00. 22. 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 Storm water 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 Storm water 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. The source control, site design and treatment measures to achieve compliance with the C.3 requirements of the City's NPDES permit will have to be certified by a registered engineer and submitted to the City of Campbell. The compliance certificate can be obtained from the Public Works Department. Prior to occupancy, a qualified BMP certifier is also required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: a. The stormwater management facilities were constructed in compliance with the approved plans. b. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. c. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan; and d. Any changes are in conformance with local, state, or federal regulations. Attachment #2 Page 5 of5 23. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to recordation of the parcel map, the applicant shall execute a covenant for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. The covenant will also include the reporting responsibility and certification that the stormwater pollution prevention measures are being periodically maintained by appropriate and certified staff. 24. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. 25. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading, landscaping, building or the recordation of the parcel map, the applicant shall obtain a clearance from the SCVWD.