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PC Res 4134RESOLUTION NO. 4134 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE VESTING SUBDIVISION MAP (PLN2013-07) TO CREATE 18 RESIDENTIAL LOTS AND ONE COMMON LOT ON PROPERTY LOCATED AT 45-81 KENNEDY AVENUE. 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. PLN2013-07: Environmental F'inding 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). Evidentiary Findings 2. The creation of 18 private residential parcels and one common-ownership parking/open space parcel is consistent with the proposed Medium Density Residential ('14-20 units per gross acre) General Plan land use designation. 3. The maximum density allowed under the proposed General Plan land use designation is 20 units per gross acre and the project provides 19 units per gross acre. 4. The proposed Tentative Vesting Subdivision Map is consistent with the Planned Development: Zoning Ordinance. 5. The common lot would consist of common access driveways, shared parking spaces and landscaping. 6. The proposed project includes provisions for access to natural air and light for all of the units. 7. 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. 8. The provisions of the Covenants, Conditions and Restrictions are necessary to ensure the long-term property maintenance and continued architectural integrity of the project. Planning Commission Resolution No. 4134 PLN2013-07 - 45-81 Kennedy Avenue Recommending Approval of a Tentative Vesting Subdivision Map Page 2 Based on the i~oregoing findings of fact, the Planning Commission further finds and concludes that: 9. The proposed Tentative Vesting Subdivision Map is consistent with the proposed General Plan and Zoning Ordinance of the City. 10. 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. 11. The design of the Tentative Vesting Subdivision Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 12. 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. 13. There is <~ reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 14. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 15. No substantial evidence has been presented from which a reasonable argument could be rriade that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Tentative Vesting Subdivision Map (PLN2013-07) to create 18 residential lots and one common lot on property located at 45-81 Kennedy Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 28th day of January, 2014, by the following roll call vote: AYES: Commissioners: Dodd, Finch, Kendall, Resnikoff, Reynolds, Rich and Roseberry NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None ~ %~' --, ~ `~ `~' ~ ' ~ ~ APPROVED: / ~' / Paul Resnikoff Chair ~~ \ ~ , ATTEST: ` Paul Kermo~ an, Secretary Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Paae 1 EXHIBIT A 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 witt-i all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: Approved Project: Approval is granted for a Tentative Vesting Subdivision Map (PLN2013-007) to create eighteen residential parcels and one common-ownership parcel in conjunction with a Planned Development Permit (PLN2013-006), and Tree Removal Permit (PLN2013-146) on property located at 45-81 Kennedy Avenue. The Final Subdivision Map shall substantially conform to the Tentative Vesting Subdivision Map prepared by Sterling Consultants and dated as received by the Planning Civision on November 12, 2013, except as may be modified by the Conditions of Approval herein: 2. Approval Expiration: The Tentative Vesting Subdivision Map approval is valid for a period of fin~o years from the date of final City Council approval unless an extension is granted prior to the expiration date. Recordation of a Final Map must occur within this two-ye<~r period. 3. Planned Development Permit: The Vesting Tentative Subdivision Map is contingent upon the Planned Development Permit (PLN2013-006). A Final Subdivision Map may not bey recorded if the Planned Development Permit expires or is revoked by the City Council. 4. Park Impact Fee: A park impact fee is due upon development of the site, based on the development density of 13 to 21 units per gross acre, and shall be paid to the City. Credit shall be given for any legally established existing single-family residences to be demolished. 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 $7,023 per unit. This fee is subject to change and the fee in effect at the time of payment shall be the fee due. 5. Grading and Drainage Plans and Building Height: The maximum building height of each structure shall not exceed 36 feet from the pad height noted on the Grading and Utility Plan (Sheet C2), unless a lower building height has been approved for the specific parcel. Any variation in height that exceeds six (6) inches from the pad Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 2 EXHIBIT A height elevations noted within the Preliminary Grading and Utility Plan shall be returned back to the Planning Commission for further consideration. 6. Pad Certification: Following site grading and prior to preparation of individual building pad forms, the following improvements shall be certified by a licensed land surveyor and reviewed by the Community Development Director to determine consistency with the Planning Commission approved plan (grade, pad and drainage). 7. Demolition of Structures: Prior to recordation of the Subdivision Map the applicant shall obtain a building permit for the demolition of all existing structures. 8. 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. 9. Home Owner's Association and Covenants, Codes and Restrictions (CC&R's): Prior to recordation of the final map, the applicant shall submit for review and approval by the City a copy of the draft CC&R's which shall include the following: a. Formation of a Homeowner's Association to ensure the long-term maintenance of buildings and property. b. Continued architectural controls to ensure the architectural integrity of the project while allowing for each of the individual units to utilize any of the 15 approved color schemes. c. Definii:ion of common areas to be maintained and provision of maintenance for these areas. d. Provision for the recordation of private open space easements between the residences to allow each residence adequate private open space, depicted as private patio areas on Sheet A0.1 of the approved project plans. The recorded easerrients shall define ownership, rights of use, allowable landscape or open space improvements and access rights for the subject property owners. e. Provision of a funding mechanism to ensure maintenance and upkeep of common areas. f. Provision to provide ongoing maintenance of the required private roadways, landscaping, and lighting as necessary. Graffiti removal from fences shall occur within a reasonable period of time. g. Provision that requires ongoing maintenance of the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. EXHIBIT A Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 3 h. Provision for restrictions to the bioretention areas where no owner shall modify any stormwater Treatment Areas on such residential lot. In addition, if any Owner becomes aware of damage to or disturbance of the stormwater facilities within the stormwater Treatment Area on the Owner's Residential Lot that nnay require repair, such Owner shall notify the City's Public Works Department in a timely manner. i. Provision for regular monitoring and maintenance of the private sanitary systern as described by the designing engineering, and as approved by the City Engineer. j. Provision for the availability of interior garage space for the parking of two vehicles at all times. k. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. I. An Acoustical Disclosure regarding adjacent Expressway generated noise shall k~e provided in the Covenant Codes & Restrictions for the project. PUBLIC WORKS DEPARTMENT 10. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a final map for review by the City and recordation, upon approval by the City Council, pay various fees/deposits and submit the map in digital format acceptable to the City. 11. Covenants, Conditions, and Restrictions: Provide copies of CC&R's for review and approval by the City prior to recordation of the final map and CC&R's. CC&R's shall include restrictions to the bioretention areas where no owner shall modify any stormwater Treatment Areas on such residential lot. In addition, if any Owner becomes aware of damage to or disturbance of the stormwater facilities within the stormwater Treatment Area on the Owner's Residential Lot that may require repair, such Owner shall notify the City's Public Works Department in a timely manner. 12. Preliminary Title Report: Upon submittal of the tract map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 13. Right-of-Way for 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 along Kennedy Avenue frontage to accommodate a 10- foot sidewalk and park strip from existing face of curb, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval b}r 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. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Paae 4 EXHIBIT A 14. Public Service Easement: Upon recordation of the final map, the applicant shall grant a 5-foot public service easement on private property contiguous with the public right-of-way along the Kennedy 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. 15. Private Easements: Upon recordation of the final map, the applicant shall cause private easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. 16. Alley: Prior to recording of the final map, the applicant shall take all steps necessary and complete all processes necessary to incorporate the existing non-accepted alleyway into the adjacent developments, if legally permissible. This area will require utility easements for sanitary sewer and other public utilities. 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. 17. Demolition: Prior to recording of the final Map, the applicant shall obtain a Demolition Permit and remove any nonconforming structures. 18. 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 including, lout not limited to, setting permanent pipe monuments (three-fourths inch galvanized steel pipe two feet long approximately six inches below finished grade) at each boundary of all lot corners within a subdivision, along the exterior boundary lines at intervals of approximately five hundred feet and at all beginning of curves and ending of curves on property lines, and monument boxes at intersections of all street monument line tangents. 19. Soils Report: Prior to recordation of final map, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 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 tc~ 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. 21. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee of $2,385 per net acre, which is $1,938.00. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 5 EXHIBIT A 22. 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. 23. Undergrounding Street Frontage Utilities: All overhead lines along the project's public street frontage shall be installed underground per Section 21.18.140 of the Campbell I'Jlunicipal Code. Applicant shall comply with all utility applications, plan submittals, permitting, and fee requirements of the serving utility companies. Prior to the recordation of the final map, the applicant shall submit a copy of the PG&E application and receipts for paid fees. 24. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 25. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 26. 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 instalNation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations>. Kennedy Avenue has not been resurfaced during the last five years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project_ 27. Street Improvements: Prior to recordation of the final map, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City (Engineer: a. Show location of all existing utilities within the new and existing public right-of- way. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 6 EXHIBIT A b. Relocation of all existing facilities, including utility boxes, covers, poles, etc. outside the sidewalk area. No utility boxes, covers, poles, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approaches and necessary sidewalk, curb and gutter along the entire frontage of Kennedy Avenue. d. Removal of existing street section to centerline. e. Installation of six (6) 15-gal Maple "Red Sunset" Acer Freemanii City street trees ;and irrigation at 30 feet on center. (Overhead Utilities are required to be undergrounded). f. Installation of City standard curb, gutter, 5-foot sidewalk, 5-foot turf park strip (no Emerald Carpet) and City Standard multi-residential detached ADA compliant driveway approach along the entire frontage of Kennedy Avenue. g. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by City Engineer. h. Installation of streetlights, conduits, conductors, and related facilities in accordance with the City of Campbell's Street Lighting Policies. Provide a copy of PG&E application and receipts of paid fees for street lights prior to recordation of the final map. Installation of traffic controls, stripes, and signs. Installation of a monument box at intersections of all street monument line tangents. k. Construction of conforms to existing public and private improvements as necessary. Submit final plans in a digital format acceptable to the City. 28. Maintenance of Landscaping: Current and future owner(s), including HOA ownership, are required to maintain the landscaped park strip and tree wells in the public right. of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 29. 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. 30. Additional Street Improvements: Should it be discovered after the approval process that new utiility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect public improvements, the City many add conditions to the development/project/permit, at the discretion of Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 7 EXHIBIT A the City E=ngineer, to restore pavement or other public improvements to the satisfaction of the City. 31. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site; Design Techniques") by BASMAA, 2003. Upon submission of the tentative vesting map, the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City's requirements. Prior to recordation of the final map: a. The applicant's designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. b. The applicant shall sign the "Covenants for the Operation and Maintenance of Stormwater Facilities" and submit a Stormwater Management Plan. Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: 1. The stormwater management facilities were constructed in compliance with the approved plans. 2. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 8 EXHIBIT A 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. b. The applicant shall provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. 32. stormwater Treatment Facility: The stormwater Treatment facilities shall meet the Santa Clar<~ Valley Urban Runoff Pollution Prevention Program C.3 Handbook, April 2012 including, but not limited to, design and sizing guidelines such as: a. Bioretention areas should be set back from structures at least 10 feet or as required by the structural or geotechnical engineer. b. Surface of the bioretention area should be primarily flat, but elevations may vary srs needed to distribute stormwater flows throughout the surface area. Edges; may slope up to meet surrounding grade. Side slopes should not exceed 3:1. Proposed mortared cobble side slopes shall require approval from SCVURPPP. c. Surface ponding depths may vary with a 6-inch minimum depth and a maxirrium 12-inch depth. d. Provide cleanouts for drains in the bioretention area. 33. 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. 34. 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 (including, but not limited to, the undergrounding of the street frontage utilities) and accepted by the City, and the design engineer shall submit as-built drawings to the City. FIRE DEPARTMENT 35. Fire Review: Review of the project is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed .as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Page 9 EXHIBIT A 36. Automatic Fire Sprinkler System Required: Approved automatic sprinklers are required oin all new residential buildings.. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor c-f 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 CBLMCA 37. Water SuK)ply 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 iuntil compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 38. Buildings and Facilities: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of, the building as measured k>y an approved route around the exterior of the building or facility. 39. 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%. Fire apparatus access road shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all weather driving capabilities. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. The grade of the fire apparatus access road shall be within the limits established by the fire code official based on the fire department's apparatus. The angles of approach and departure for fire apparatus access roads shall be within the limits established by the fire code official based on the fire department's apparatus. The fire code official shall have the authority to require an increase in the minimum access widths where they are inadequate for fire or rescue operations. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2013-07 - 45-81 Kennedy Avenue Paae 10 EXHIBIT A 40. Aerial Fire Apparatus Access Roads: Where required, buildings or portions of buildings or facilities exceeding 30-feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26-feet in tlhe immediate vicinity of any building or portion of building more than 30- feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15-feet and maximum of 30-feet from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official For installation guide lines refer to Fire Department Standard Details andl Specifications sheet A-1. CFC Sec. 503.1.1, 503.2.2, 503.2.3, 503.2.4, 503.2.5, 503.2.7, 503.2.8. 41. Ground Ladder Access: Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. With climbing angle of seventy-fivc: degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping shall not be allowed to iinterfere with the required access. CFC Sec. and 1029 NFPA 1932 Sec. 5.1.8 throucJh 5.1.9.2 42. Marking: Where required by the fire code official, approved signs or other approved notices or imarkings 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. CFC Sec. 503.3 and SCCFD SD&S A-6 43. 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. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 14 WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY 44. Sewer connection: The applicant will be required to install a privately maintained sewer systE;m for the development. Such a sewer system shall be designed and constructed to the District Standard. The proposed sewer improvement plan must be reviewed and approved by the District Engineer. Pursuant to district ordinance, code Section 10.130 "TIME OF PAYMENT OF SEWER CONNECTION AND TREATMENT PLANT CAPACITY FEES", the developer/owner is required to pay these fees prior to the recordation of the Final Map.