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
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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
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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
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$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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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.