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PC Res 4173RESOLUTION NO. 4173 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL A TENTATIVE VESTING SUBDIVISION MAP (PLN2014-141) FOR CONDOMINIUM PURPOSES, INCLUDING VACATION AND ABANDONMENT OF A PUBLIC SERVICE EASEMENT AND BUILDING SETBACK LINES ON PROPERTIES LOCATED AT 2295 AND 2305 S. WINCHESTER BOULEVARD. 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. PLN2014-141: Environmental Finding An Initial Study has been prepared for the project which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment. The project proposes to allow construction of a mixed-use project with a density bonus parking standards (16 residential condominium units and 3,200 square-feet of ground floor retail space) on properties located at 2295 & 2305 S. Winchester Boulevard. Evidentiary Findings The proposed project ("project") is a mixed-use project with density bonus parking standards (16 residential condominium units and 3,200 square-feet of ground floor retail space), as well as removal of existing on-site trees. The project includes applications for a Planned Development Permit (PLN2014-140), Vesting Tentative Subdivision Map (PLN2014-141), Zoning Map Amendment (PLN2014-142), Tree Removal Permit (PLN2014-143), and Mitigated Negative Declaration (PLN2014-144). 2. The project site is a .56 net acre assemblage of two properties. 3. The project site is generally located at the southwest corner of South Winchester Boulevard and EI Caminito Avenue, abutting asingle-family residence to the west and a small retail center to the south. 4. The project site is zoned P-D (Planned Development) as shown on the Campbell Zoning Map and will be rezoned to C-PD (Condominium Planned Development). 5. The project site is designated Central Commercial as shown on the Campbell General Plan Map. The project site is within the boundaries of the Winchester Boulevard Master Plan. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 2 6. The proposed Planned Development Permit will allow construction of construction of a mixed-use project with density bonus parking standards (16 residential condominium units and 3,200 square-feet of ground floor retail space). 7. The proposed Vesting Tentative Subdivision Map may be approved concurrently, and subject to a Planned Development Permit, Zoning Map Amendment, and Mitigated Negative Declaration. 8. The proposed Vesting Tentative Subdivision Map will allow creation of privately held parcels for fee title ownership as well as common parcels to be improved with private roadways, pedestrian pathways, guest parking spaces, recreational open space, and landscaping. 9. The proposed Vesting Tentative Subdivision Map may be approved concurrently, and subject to, a Planned Development Permit and Zoning Map Amendment. 10. The proposed residential land use, at a density of 18 units/gr. acre, is consistent with the allowable land use and maximum density permitted by the Central Commercial (27 units/gr. acre) General Plan land use designations. 11. The Vesting Tentative 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. 12. The provisions of the Covenants, Conditions and Restrictions are necessary to ensure the long-term property maintenance and continued architectural integrity of the project. 13. Prior to recordation of a Tract Map, the applicant shall enter into an Inclusionary Housing Agreement to provide below market rate units in compliance with the City of Campbell Inclusionary Housing Ordinance. 14. Prior to recordation of a Tract Map, the applicant shall be required to record a covenant on each property to be provided as abelow-market-rate unit (for-sale or for- rent) acknowledging the agreement for the provision of below-market-rate units under both afor-sale, for-rent, or a scenario falling under some combination thereof. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed Vesting Tentative Subdivision Map is consistent with the General Plan and Zoning Ordinance of the City. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 3 2. The proposed Vesting Tentative 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 Vesting Tentative 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 recommends approval of a Tentative Vesting Subdivision Map (PLN2014-141) for condominium purposes, including vacation and abandonment of a public service easement and building setback lines, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 11th day of November, 2014, by the following roll call vote: AYES: Commissioners: Finch, Kendall, Resnikoff, Reynolds, and Rich NOES: Commissioners: None ABSENT: Commissioners Dodd and Young ABSTAIN: Commissioners: None APPROVED: ~°'~ d~ Paul Resnikoff, Chair ATTEST: Paul Ker oyan, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Tentative Vesting Subdivision Map (PLN2014-141) COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Approved Proiect: Approval is granted fora Vesting Tentative Subdivision Map (PLN2014-141) to allow a residential subdivision to allow amixed-use subdivision consisting of a 3,200 square-foot ground floor commercial space, 16 residential condominium units (fee title ownership), and associated common parcels in conjunction with, and subject to a Planned Development Permit (PLN2014-140), Vesting Tentative Subdivision Map (PLN2014-141), Zoning Map Amendment (PLN2014-142), Tree Removal Permit (PLN2014-143), and Mitigated Negative Declaration (PLN2014-144) on properties located at 2295 and 2305 S. Winchester Boulevard. The Tract Map shall substantially conform to the Tentative Vesting Subdivision Map (and associated civil sheets), included within the Revised Project Plans (Sheet T-1 ), dated as received by the Planning Division on October 22, 2014, except as may be modified by the Conditions of Approval herein and as necessary to maintain consistency with the Condition of the Planned Development Permit. 2. Approval Expiration: The Vesting Tentative Subdivision Map approval is valid for a period of two years from the date of final City Council approval unless an extension is granted prior to the expiration date. Recordation of a Tract Map must occur within this two-year period. 3. Indemnity: If determined necessary by the Community Development Director, 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 Council on this application. Such agreement shall be executed within the 30 days of the Community Development Director's decision to require it. 4. Planned Development Permit: The Vesting Tentative Subdivision Map is contingent upon approval of the Planned Development Permit (PLN2014-140), Zoning Map Amendment (PLN2014-142), and Mitigated Negative Declaration (PLN2014-144). A Tract Map may not be recorded if the Planned Development Permit expires or is revoked by the City Council. 5. Park Impact Fee: A park impact fee is due upon development of the site, based on the rate established for mixed-use subdivisions (CMC Sec. 20.24.050(d)), comparable to the 6-13 units per gross acre density rate. Prior to recordation of the Tract 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 $10,185 per unit. This fee is subject to change and the fee in effect at the time of payment shall be the fee due. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 2 6. Planning Mitigation Monitoring Fee: Prior to issuance of a demolition permit, the applicant shall pay a $2,000.00 deposit to cover the actual staff cost to ensure compliance with the mitigation monitoring. 7. Demolition of Structures: Prior to recordation of the Tract Map the applicant shall obtain a demolition permit for the demolition of all existing structures. The following measures shall be implemented during the demolition process: Mitigation Measure AIR-1: The project applicant shall ensure that construction plans include the BAAQMD Best Management Practices for fugitive dust control. The following will be required for all construction activities within the project area. These measures will reduce fugitive dust emissions primarily during soil movement, grading and demolition activities, but also during vehicle and equipment movement on unpaved project sites: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All streets, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne tox.ics control measure Title 13, Section 2485 of CCR). Clear signage shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. A publicly visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 3 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. Inclusionary & Density Bonus Below Market Rate Housing: In compliance with CMC 21.24 (Inclusionary Housing Ordinance), and CMC 21.20 (Density Bonus and Other Incentives for Affordable Residential Units...) the developer shall enter into a below market rate housing agreement ("Agreement") with the City. As the applicant is seeking to rent the 16 residential units, but also condominiumize the units to prepare units for eventual sale, the following requirements, and below market rate unit allocations, shall be outlined in the "Agreement" for each phase of ownership: Rental Phase -During which time the residential units are rented, there shall be a minimum of two units designated as affordable very-low income residents (2 very low). For-Sale (Ownership) Phase -During which time the units are sold, there shall be a minimum of one unit designated as affordable to very-low income residents and one additional unit designated as affordable to moderate income residents (1 very low; 1 moderate). The BMR units shall be reasonably dispersed throughout the project and be comparable to the design of the market-rate units in terms of appearance, materials and finished quality, as determined by the Community Development Director. The applicant shall pay a fee of $1,229 to cover the staff cost for preparation of the Agreement. The Agreement shall be executed and recorded prior to recordation of the Tract Map. 10. Covenants, Codes and Restrictions (CC&R's): Prior to issuance of recordation of the Tract 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. c. Definition of common areas to be maintained and provision of maintenance for these areas. d. Provision which shall define the rights of use, allowable landscape or open space improvements. e. Provision of a funding mechanism to ensure maintenance and upkeep of common areas. f. Provision to prohibit the storage of items on balconies. g. Provision to ensure glass storefronts are not obscured by storage, product displays or obscuring of any kind, including window covers and window coverings. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 4 h. Provision requiring residents, customers, and employees of the development existing out of EI Caminito driveway to make a right towards Winchester Boulevard, and for continued maintenance of the directional signage indicating this requirement. i. Provision to provide ongoing maintenance of the required private roadways, landscaping, and sound walls as necessary. Graffiti removal from sound walls and fences within a reasonable period of time. j. 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. k. Provision for regular monitoring and maintenance of the stormwater system, in accordance with the manufacturer's recommendations. I. Provision for regular monitoring and maintenance of the private sanitary system as described by the designing engineering, and as approved by the City Engineer. m. Provision for the availability of interior garage space for the parking of vehicles at all times. n. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. o. Provision to prohibit vehicle washing, and vehicle repair and maintenance activities in the project site, including, but not limited to garages and common parking areas. p. Provision that requires that all landscaping, including but not limited infiltration plantings, be maintained as depicted on the final landscaping plan. q. Provision guaranteeing equal access to all common facilities and amenities by all residents (renters and homeowners) of the project. r. Provision requiring owner-occupancy for a minimum of one year prior to rental of a unit. The Community Development Director may approve an alternative mechanism to implement this standard as determined appropriate by the City Attorney. s. Provision indicating that parking spaces shall not be sold or rented separately from the residential units. Public Works Department 11. Response Letter: Upon submittal of the Final Map, the Street Improvement Plans and the Grading and Drainage Plans, the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval have been met or addressed. 12. Lot Merger: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the merger of the two lots into one lot. This action can be accomplished with the Final Map or by separate lot line adjustment. The applicant shall submit the necessary documents, pay the current processing fees and fully process the merger with City staff's comments. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Pape 5 13. Vacation of Public Easements: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to vacate the Public Service and Building Setback Easements. This action can be accomplished with the Final Map or by the separate vacation process. 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 staff's comments and fully complete the easement vacation. 14. Final (Tract) Map: 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. 15. Preliminary Title Reports Upon submittal of the Final map, the applicant shall provide a current (within the past 3 months) Preliminary Title Report and as per the Checklist for Final Maps. 16. Condominium Plan: Prior to building occupancy, the applicant shall submit a Condominium Plan and submit the map in a digital format acceptable to the City. 17. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Final map and CC&Rs. Maintenance of the stormwater treatment facilities shall be part of the CC&Rs. The CC&Rs should also reference the "Covenants for the Operation and Maintenance of stormwater Facilities" and the "stormwater Management Plan". 18. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory proof of ownership. 19. 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 along the Winchester Boulevard frontage as shown on the Tentative Map, unless otherwise approved by the City Engineer. 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. 20. Public Service Easement: Upon recordation of the Final map, the applicant shall grant a 5 ft. public service easement on private property contiguous with the public right-of- way along the Winchester Boulevard and EI Caminito frontages, 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. 21. Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition permit and remove any nonconforming structures. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 6 22. 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 but 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. 23. Soils Report: Upon submittal of the Final Map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 24. Grading and Drainage Plan: 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. In addition, a plan review letter will be required of the Geotechnical engineer for the entire grading and drainage system which should include but is not limited to a review of the subsurface of the non-compacted biotreatment material that may have potential for subsurface failure and surface failure due to vehicle loads. 25. Storm Drain Area Fee: Prior to recordation of the Final map, the applicant shall pay the required Storm Drain Area fee, currently set at $2,650.00 per net acre, which is $1,484.00. 26. Tree Removal(s): A. Winchester Boulevard: No street trees will be removed as part of this project. Existing trees that have been installed on Winchester Boulevard shall require irrigation connection from the private development. B. EI Camintio Avenue: No street trees will be removed as part of this project. 27. 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. alternate locations necessary. Utility locations shall not cause damage to any existing street trees. Where there are utility conflicts due to established tree roots or where a new tree will be installed, for utilities shall be explored. Include utility trench details where 28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Page 7 29. 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. 30. 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, or extensive pavement restoration. The intersection of Winchester Boulevard and EI Caminito Avenue was overlaid in 2013. 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. Conceptual Civil Plans C-1 to C-3 dated September 5, 2014 by Kier and Wright will require full pavement restoration from the lip of gutter to the extents of the new storm drain system. Additionally, all pavement work shall extend to the most distant utility trench and pavement restoration shall encompass all utility trenches creating one rectangle. 31. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits: 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 encroachment permit will be issued to a General "A" licensed contractor. The plans shall include but is not limited to the following, unless otherwise approved by the City Engineer: Winchester Boulevard A. Show location of all existing utilities within the new and existing public right of way. B. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. C. Removal of existing driveway approaches. D. Installation of engineered structural pavement section to centerline, as required by the City Engineer. E. Installation of irrigation to existing City Street trees. F. Installation of City standard curb, gutter, and 10-ft sidewalk contiguous along Winchester Boulevard and in accordance to the Winchester Master Plan. (Refer also to Detail 1.) (Warping of the sidewalk shall not be allowed). G. Installation of new storm drain inlet and any necessary storm drain systems resulting from the hydraulic and hydrology studies. H. No bulb-outs are required. I. Installation of (N) ADA curb ramp. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Paae 8 J. The new sidewalk at the southwest corner of S. Winchester Boulevard and EI Caminito Avenue shall include areas of exposed aggregate to match the recently constructed sidewalk treatment at the northwest corner of the intersection. K. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. Utility locations shall not cause damage to any existing street trees. All pavement work shall extend to the most distant utility trench and pavement restoration shall encompass all utility trenches creating one rectangle. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. L. Installation of existing traffic control, stripes and signs. Salvage and reinstall any existing signs. M. Construction of conforms to existing public and private improvements, as necessary. N. Submit final plans in a digital format acceptable to the City. EI Caminito Avenue A. Show location of all existing utilities within the new and existing public right of way. B. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. C. Removal of existing driveway approach. D. Installation of one new ADA Commercial driveway approach. E. Installation of two new 24" box Keith Davey (male) Chinese Pistache street trees, irrigation and tree wells, one located west of the driveway and the other located east of the existing street tree. The existing tree well shall be widened for the existing established/mature Chinese Pistache street tree. The existing tree well where there is currently no tree shall be shifted east. F. Trimming of the (E) established/mature Chinese Pistache street tree shall be made prior to the issuance of the grading and drainage permit. Arrangements shall be made with the City's Arborist for trimming direction and standard requirements. Root system may require trimming. The City's Arborist shall be present during the entirety of the trimming process. G. Installation of City standard curb, gutter, and 10 ft. sidewalk per Detail 1. (Warping of the sidewalk shall not be allowed). H. Installation of engineered structural pavement section to centerline, as required by the City Engineer. I. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. Utility locations shall not cause damage to any existing street trees. All pavement work shall extend to the most distant utility trench and pavement restoration shall encompass all utility trenches creating one rectangle. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Paae 9 J. Installation of existing traffic control, stripes and signs. K. Construction of conforms to existing public and private improvements, as necessary. L. Submit final plans in a digital format acceptable to the City. 32. Street Improvements Completed for 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 and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 33. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 34. 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. 35. 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. 36. Storm Water Information: On the grading plans show the amount, in square footage, of A. Existing impervious area. B. Proposed impervious area. C. Proposed pervious area. 37. 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") Recommended Conditions of Approval Tentative Vesting Subdivision Map - PLN2014-141 Paae 10 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 grading plans, the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City's requirements. Prior to issuance of any grading or building permits: a. The applicant's designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. b. The applicant shall sign the "Covenants for the Operation and Maintenance of Stormwater Facilities" and submit a Stormwater Management Plan. Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: 1. The stormwater management facilities were constructed in compliance with the approved plans. 2. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. b. The applicant shall provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. West Valley Sanitation 38. Sewer connection: The applicant will be required to abandon all existing sewer connections and construct a new privately .maintained sewer system for the development. This private sewer system must be designed and constructed to the district's public sewer standard. Pursuant to district ordinance, code Section 10.130 the applicant is required to pay all applicable fees prior to the issuance of a "Non- interference" letter for the recordation of the final map.