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PC Res 4098RESOLUTION NO. 4098 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A TENTATIVE VESTING SUBDIVISION MAP (PLN2012-132) TO CREATE NINE SINGLE- FAMILY RESIDENTIAL PARCELS ON PROPERTY LOCATED AT 1181 ABBOTT AVENUE. APPLICATION OF KURT ANDERSON ON BEHALF OF DUC DEVELOPMENT. FILE NO: PLN2012-132. 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. PLN2012-132: 1. 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). 2. The proposed project tentative vesting subdivision map allows anine-lot single- family residential subdivision. 3. The 2.6 acre site project site is mostly unimproved, with the exception of a single- family residence constructed in approximately 1951 and three small agricultural sheds, which will be demolished for this project. 4. The project site is bordered by single-family residences to the north, south, and west. 5. The creatian of nine conforming single-family residential lots is consistent with the Low Density Residential (less than 4.5 units per gross acre) General Plan land use designation. 6. The maximum density allowed under the proposed General Plan land use designation is 4.5 units per gross acre and the project provides 3.5 units per gross acre. 7. The proposed Tentative Subdivision Map is consistent with the R-1-9 Zoning District. 8. The City of Campbell must regulate the discharge of stormwater into San Francisco Bay pursuant to the Municipal Regional stormwater Permit (MRP) requirements administered by the California Regional Water Quality Board. 9. The Municipal Regional stormwater Permit requires implementation of Low Impact Development (LID) measures that require stormwater from significant new development projects and new public streets to be treated prior to being discharged into the City's public storm-drain system. Planning Commission Resolution No. 4098 PLN2012-132 - 1188 Abbott Avenue -Approval of a Tentative Vesting Subdivision Map Paae 2 10. The Municipal Regional Stormwater Permit assigns to the City responsibility regarding all stormwater treatment facilities, including inspections, monitoring, reporting, maintenance, and operation. Should the requirements of the Municipal Regional Stormwater Permit not be fulfilled, the City is subject to fines. 11. Satisfying the LID requirements is both costly and technically complicated. Should homeowners, either individually or collectivity through association, be responsible for maintenance of stormwater treatment facilities, it is probable due to the complexity of the facilities that maintenance would not be performed as required by the Municipal Regional Stormwater Permit. It is also probable that stormwater facilities would be removed or damaged requiring the City take enforcement action. 12. In consultation with Santa Clara Valley Urban Runoff Pollution Program staff, the City of Campbell has determined that the most effective means of maintaining stormwater treatment facilities is for the City to assume direct responsibly. 13. Assuming responsibility to maintain new stormwater treatment facilities constructed for the proposed subdivision requires use of City staff and resources. As the City does not have the available budget or staff required to perform such maintenance, a funding mechanism proportional to the anticipated maintenance cost is required. 14. The City has estimated that total annual maintenance cost for the entire subdivision to be approximately $16,000 per year inclusive of both ongoing City staff maintenance cost and total replacement cost after the useful life of stormwater treatment facilities. 15. To provide for the estimated cost of indefinite maintenance of stormwater facilities, the developer shall have the option of requesting the City establish a community facilities district to provide funding through a special assessment on each proposed parcel; to pay aone-time impact fee sufficient for the City to obtain a rate of return that will provide necessary funding; or a combination of a community facilities district and an impact fee. 16. The Tentative Vesting Subdivision 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. None of these agencies raised any concerns about providing services to the proposed lots. Specific comments from local agencies have been incorporated as Conditions of Approval. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed Tentative Vesting Subdivision Map is consistent with the General Plan and Zoning Ordinance of the City. Planning Commission Resolution No. 4098 PLN2012-132 - 1188 Abbott Avenue -Approval of a Tentative Vesting Subdivision Map Paae 3 2. The proposed Tentative Vesting Subdivision 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 Vesting Subdivision Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 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 approves a Tentative Vesting Subdivision Map (PLN2012-132) to create nine single-family residential parcels on property located at 1181 Abbott Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 26th day of March, 2013, by the following roll call vote: AYES: Commissioners: Brennan, Razumich, Resnikoff and Reynolds NOES: Commissioners: None ABSENT: Commissioners: Finch, Gibbons and Roseberry ABSTAIN: Commissioners: None APPROVED: 2L~ ` __ ~. Philip C. Reynolds, air ,; ATTEST: Paul e~moyan, Secretary EXHIBIT A CONDITIONS OF APPROVAL PLN2012-132 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 1. Approved Project: Approval is granted for a Tentative Vesting Subdivision Map (PLN2012-132) allowing the creation of nine residential parcels and a public street, excepting the pedestrian pathway and associated easements, which shall be considered removed from the Tentative Vesting Subdivision Map, on property located at 1181 Abbott Avenue. The tract map and grading and improvement plans shall substantially conform to the revised Tentative Vesting Subdivision Map, prepared by Ruggeri, Jensen, and Azar, stamped as received by the Planning Division on December 21, 2012, except as may be modified by the Conditions of Approval herein. Nothing contained on the Tentative Vesting Subdivision Map or set forth in the accompanying application shall prevent the City from exercising the full authority on subsequent approvals or permits authorized under all ordinances, policies, and standards in effect at the time the application for this map was deemed complete, including the right to condition or deny such approvals or permits. 2. Approval Expiration: The Tentative Vesting Subdivision Map approval is valid for a period of two years from the date of final Planning Commission approval unless an extension is granted prior to the expiration date. Recordation of the tract map must occur within this two-year period. 3. Site and Architectural Review Permits Required: In compliance with the San Tomas Area Neighborhood Plan, construction of new residences within the subdivision shall require approval of Site and Architectural Review Permits for each new residence on each new lot subject to all applicable conditions of approval herein. 4. Indemnity: Within thirty (30) days of project approval, the applicant shall enter into an agreement satisfactory to the City Attorney to indemnify and defend the City of Campbell, its officers, officials, employees, and agents from any and all actions, liabilities, losses, and torts, including attorney's fees arising out of or connected unto any challenge to the decision of the City of Campbell on this application. 5. Park Impact Fee: A park impact fee is due upon development of the site, based on the development density of less than 6 units per gross acre. Prior to recordation of the Final Subdivision 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 Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Paae 2 $16,770 per lot, less a credit for the existing single-family residence. This fee is subject to change and the fee in effect at the time of payment shall be the fee due. 6. 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. 7. Planning Mitigation Monitoring Fee: Prior to recordation of the tract map, issuance of a grading permit or demolition permit, the applicant shall pay a $8,000.00 deposit to cover the actual staff cost, at the rate of an Associate Planner position, to ensure compliance with the mitigation monitoring and with the conditions of approval specified herein. 8. Pad Certification: Following site grading and prior to preparation of individual building pad forms, the improvements shall be certified by a licensed land surveyor and reviewed by the Community Development Director to determine consistency with preliminary grading, drainage, and utility plan. Any variation in pad height that exceeds six (6) inches from the pad height elevations noted within the preliminary grading, drainage, and utility plan shall be returned back to the Planning Commission for further consideration. 9. Fencing: All new wood-board fencing shall be installed around the perimeter of the project site abutting adjacent properties at a height of eight feet, inclusive of one foot of lattice. All other fencing shall be shall comply with provisions of Section 21.18.060 of the Campbell Municipal Code. Grade changes shall be supported with masonry retaining walls. The design and location of all fences and retaining walls shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. 10. Landscaping Plan: Prior to recordation of the tract map, or concurrent with the submittal of Site and Architectural Review Permits for individual residences on the approved new parcels, whichever occurs first, the applicant shall submit a comprehensive landscaping plan for the entire subdivision that shall specify landscape treatment for front yards, back yards, and stormwater retention areas. The plan shall be consistent with the City Landscaping Requirements (CMC § 21.26 and the State Water Efficient Landscape Requirements-California Code of Regulations, Title 23, Ch. 2.7, Div. 2). [Mitigation Measure AES-1] 11. Construction Activity: The following practices should be followed during all phases of site preparation and construction activities. [Mitigation Measure AIR-1 /NOISE-1] a. Use dust-proof chutes for loading construction debris onto trucks. b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the wind. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 3 c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). g. Install erosion control measures to prevent runoff from the project site. h. 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. Truck routes to and from the construction site shall be established to avoid access to the project site via residential streets where possible. j. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. k. Unnecessary idling of internal combustion engines shall be strictly prohibited. I. 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. m. 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. 12. Archaeological & Paleontological 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 CUL-1] 13. Geology/Sails: The applicant shall comply with the recommendations in the Geotechnical Investigation, dated September 14, 2013 by Berlogar, Stevens, and Associates.. Such recommendations shall be incorporated into the project's final Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 4 engineering design to minimize the damage from seismic shaking, unsuitable fill, and other geological deficiencies. The project 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. [Mitigation Measure GEO-1] 14. Hazardous Materials: Prior to issuance of a demolition permit, a qualified contractor shall asses the property for presence of Lead-based paint (LBP) and Asbestos containing building materials (ACBM), and if present, prepare a plan, to the satisfaction of the Building Official, to properly manage and dispose of such materials. (Mitigation Measure HAZ-1] 15. Utility Boxes: All utility boxes and equipment, including PG&E, cable, and telecommunications boxes shall be installed underground as indicated in the approved Tentative Vesting Subdivision Map. PUBLIC WORKS DEPARTMENT 16. 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 a digital format acceptable to the City. 17. Preliminary Title Report: Upon submittal of the final map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 18. Right-of-Way for Public Street Purposes: Upon recordation of the final map, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes for the new public street Abbott Avenue to accommodate a forty foot street right-of-way and 36.5 foot cul-de-sac radius right- of-way, unless otherwise approved by the City Engineer. Additionally, the applicant shall dedicate right-of-way identified as Parcel A as shown on Sheet 1 of the Vesting Tentative Map dated December 17, 2012 by RJA Engineers, sufficient to accommodate a future cul-de-sac south of the project site to terminate Abbott Avenue. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments and fully complete the right-of-way process. 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. 19. Demolition: Prior to recording of the final map the applicant shall obtain a demolition permit and remove any nonconforming structures. 20. 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. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Pape 5 21. Soils Report: Upon submittal of the final map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 22. 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 occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. 23. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the required Storm Drain Area fee, currently set at $2,120 per net acre, which is $4,388. 24. Utilities: All 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. All utility services serving the development shall be underground services. 25. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 26. Utility Coordination Plan: Prior to recordation of the final map, 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. 27. 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. Abbott 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. 28. Stormwater Pollution Prevention Measures: Prior to recordation of the final map, the applicant shall comply with the San Francisco Bay Regional Municipal Stormwater Permit (MRP) 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 MRP. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Pape 6 Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment areas. 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 final map, 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 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: 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 a funding mechanism for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 7 29. 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: Abbott Avenue (Existing, north of site) a. Show location of all existing utilities within the new and existing public right of way. b. Removal of existing pavement, aggregate base, curb and gutter for reconfiguration and removal of partial cul-de-sac. c. Installation of City standard rolled curb, gutter and driveway approaches. d. Installation of storm drain facilities (inlets, pipes, etc.). e. Installation of engineered structural pavement section, as required by the City Engineer. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. i. Submit final plans in a digital format acceptable to the City Abbott Avenue (Existing, from southerly project boundary to Hacienda Avenue, approximately 2001inea/ feet) a. Install 2 inches of asphalt concrete overlay. b. Conform to existing conditions as necessary. Abbott Avenue (New) a. Show location of all utilities within the new public right of way. b. Installation of City standard rolled curb and gutter. c. Installation of a curb and gutter footing, designed by a registered civil engineer, as required by the City Engineer. The footing shall be for those locations adjacent to the stormwater treatment areas. d. Installation of engineered structural pavement section to centerline, as required by the City Engineer. e. Installation of storm drain facilities (inlets, pipes, etc.). Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 8 Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. g. Installation of traffic control, stripes and signs. h. Installation of stormwater treatment facilities conforming to the requirements of the Municipal Regional stormwater Permit and the City of Campbell. This includes but is not limited to landscaping, certified soil media, drain rock, storm drain lines and irrigation. i. Construction of conforms to existing public and private improvements, as necessary. Submit final plans in a digital format acceptable to the City 30. Public Easements: Upon recordation of the final map, the applicant shall grant a 10 foot public service easement, public surface drainage easement and storm drainage easement on private property contiguous with the public right-of-way along the Abbott Avenue frontage, unless otherwise approved by the City Engineer. 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. 31. Deed Restrictions: Prior to recordation of the final map, the owner shall execute a deed restriction, or other document as approved by the City Engineer, that restricts property owners from modifying the area identified for stormwater treatment along property frontages. 32. stormwater Facility Maintenance Funding: Due to the scope and scale of the project, the applicant is required to design and construct stormwater treatment facilities for the stormwater runoff of the proposed public areas and private lots. The facilities shall comply with the San Francisco Bay Regional Municipal stormwater Permit (MRP) 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 MRP. The applicant has proposed biotreatment areas on public easements as the method to comply with the required stormwater treatment. The City shall have ownership, as required, of the stormwater treatment facilities and will provide the administration and maintenance for the treatment facilities within the public easements. Prior to the recordation of the map, the applicant shall provide a mechanism sufficient to fund the required administration and maintenance of the stormwater facilities. The applicant shall have the option of either (1) requesting the City to establish a Community Facilities District (CFD); (2) paying aone-time development impact fee in the amount of Six Hundred Thousand Dollars ($600,000); or (3) a City approved combination thereof. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 9 Should the applicant elect to request to establish a CFD, the applicant shall submit a deposit of Ten Thousand Dollars ($10,000) to the Public Works Department to cover actual staff, consultant(s) and administration costs to establish the CFD. Additional deposits may be required should the initial deposit not be sufficient to cover the costs incurred by the City. If there are funds remaining, the balance of the funds would be returned to the applicant. The applicant shall allow 4 months after the applicant's request for staff to establish the CFD. The CFD is required to be established prior to recordation of the tract map. 33. 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. 34. 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. 35. Santa Clara Vallev Water District (SCVWD~: Prior to issuance of any permits for grading, landscaping, or building or the recordation of the final map, the applicant shall obtain clearance from the SCVWD. 36. Santa Clara Vallev Water District Culvert: There is a SCVWD underground culvert connecting two open drainage channels, located immediately adjacent to and southerly of the project site. Should the 3 acre property adjacent to the east side of the applicant's site develop, a future cul-de-sac will be constructed to terminate Abbott Avenue that is located south of the project site. The future cul-de-sac would be directly over the existing underground SCVWD culvert. Prior to recordation of the final map, the applicant shall obtain as-built information for the existing SCVWD culvert and provide a design analysis by a registered civil engineer and geotechnical engineer, or as required, that identifies the feasibility and construction requirements, with detailed plans if applicable, for the SCVWD culvert to be subject to a new public street with vehicle loading. 37. State General Construction Activity Permit: Prior to issuance of any encroachment, 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. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 10 38. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 39. Vacation of Public Street and Easements: Prior to recordation of the final map, the applicant shall fully complete the street vacation process to have the City abandon the street easement located at the existing cul-de-sac on Abbott Avenue, north and adjacent to the project site. The applicant shall submit a vacation of excess right-of- way application for approval by the City Engineer, pay the current application processing fee, process the application with City staffs comments and fully complete the street vacation. FIRE DEPARTMENT 40. Limit of Review: Review of this Developmental proposal 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. 41. 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, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. For installation guide lines refer to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503 42. Fire Department (Engine) Roadway Turn-around Required: Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Provide an approved fire department engine roadway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specification sheet A-1. Cul-De-Sac Diameters shall be no less than 72 feet. CFC Sec. 503 43. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per fire department specifications. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING-FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. CFC Sec. 503 Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 11 44. 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. CFC Sec. 501 45. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one- time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. NOTE: Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage.A State of California licensed (C-16) 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. Section R313.2 as adopted and amended by CMC 46. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water- based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance .capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 47. 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. CFC Sec. 505 48. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7. SANITATION DISTRICT 49. Sewer System Standard: The proposed public sewer system must be designed and constructed to the District's public sewer standard. Plans for the new sewer must be submitted into this office for review and approval. Conditions of Approval Tentative Vesting Subdivision Map - PLN2012-132 ~ 1181 Abbott Avenue Page 12 50. Fees Due: Pursuant to District ordinance section 10.130, 'Time of Payment of Sewer Connection and Treatment Plan Capacity Fee', the developer must pay all applicable fees (to be determined) prior to recordation of the Final Map. 51. Sewer Permit: A sewer connection permit is required. The permit will be issued after the completion of the new sewer system. The sewer connection fee, treatment plant capacity fee, and sewer connection fee, will be determined after the submittal of the sewer improvement plans. WATER DISTRICT 52. Permit Required: Any work on or within the District right-of-way (fee title or easement) is subject to review and issuance of a District permit prior to construction. Construction of a full road section over the culvert containing Smith Creek shall require the applicant to demonstrate that expected vehicle loading will not impose excessive vehicle loads on the culvert.