CC Resolution 11759RESOLUTION NO li~s9
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING 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 City Council finds as follows with regard to File No. PLN2014-141
Environmental Finding
1 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
1 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 fora 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
City Council Resolution
Approval of a Tentative Vesting Subdivision Map
File No 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 City Council further finds and concludes
that:
1 The proposed Vesting Tentative Subdivision Map is consistent with the General Plan
and Zoning Ordinance of the City
City Council Resolution
Approval of a Tentative Vesting Subdivision Map
File No 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 City Council approves 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 Conditions of Approval (attached Exhibit A)
PASSED AND ADOPTED this tirh day of January 2015 by the following roll call
vote
AYES Councilmembers. xotowsxi saker Gristina
NOES Councilmembers. None
ABSENT Councilmembers. None
ABSTAIN Councilmembers. xesnikoff Gibbons
APPROVED
Jeffrey R. Cr sti ,Mayor
ATTEST
nne Bybee City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Tentative Vesting Subdivision Map (PLN2014-141)
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
Planning Division
1 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.
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Paoe 2
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.
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 shalt
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
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Pape 3
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. BAAOMD's phone number
shall also be visible to ensure compliance with applicable regulations.
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.
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Page 4
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.
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.
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Page 5
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 staffs comments.
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 Reoort: 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
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Page 6
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.
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.
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,
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Page 7
alternate locations for utilities shall be explored Include utility trench details where
necessary
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
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 afl 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.
Conditions of Approval
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Page 8
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
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
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
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
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
Conditions of Approval
Tentative Vesting Subdivision Map - PLN2014-141
Paae 10
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 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.
Conditions of Approval
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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