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PC Res 4254RESOLUTION NO. 4254 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF MODIFICATION (PLN2015-171) TO A PREVIOUSLY APPROVED AND MODIFIED VESTING TENTATIVE SUBDIVISION MAP (PLN2013-339 / PLN2015-49), ALLOWING AN EXPANSION OF AN APPROVED (TWO-PHASE) RESIDENTIAL DEVELOPMENT, INCLUDING 90 IN-FEE TOWNHOME PARCELS, TWO APARTMENT PARCELS (FOR RENTAL PURPOSES) AND ASSOCIATED COMMON PARCELS ON PROPERTIES LOCATED AT 180, 186, 190, 230, 240, 260, 272, 280, 282, AND 290 (PORTION) DILLON AVENUE; 466, 472, 482, AND 488 SAM CAVA LANE; AND 186 GILMAN 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. PLN2015-171: Environmental Finding 1. Based on the proposed revised project description, the environmental review prepared for the Infill Environmental Checklist/Mitigated Negative Declaration, and a supplemental analysis, the City has concluded that the proposed revised project would not result in any new significant impacts not previously disclosed in the adopted Infill Environmental Checklist/Mitigated Negative Declaration nor would it result in a substantial increase in the magnitude of any significant environmental impact previously identified in the Infill Environmental Checklist/Mitigated Negative Declaration. For these reasons, an addendum to the adopted Infill Environmental Checklist/Mitigated Negative Declaration for the revised Dillon Avenue Townhomes and Apartments Project has been prepared and a supplemental or subsequent Environmental Impact Report or Infill Environmental Checklist/Mitigated Negative Declaration is not required for the proposed revised project. Evidentiary Findings 1. At its meeting of October 21, 2014, the City Council adopted Resolution No. 11736 approving a Tentative Vesting Subdivision Map allowing a residential subdivision consisting of 81 in-fee townhome parcels, three apartment parcels (for rental purposes), and associated common parcels. The Tentative Vesting Subdivision Map was approved subject to a Planned Development Permit approved by Ordinance No. 2185, adopted on November 3, 2014. 2. At its meeting of July 22, 2015, the City Council adopted Resolution Nos. 11864 and 11865, approving a Modification to the approved Tentative Vesting Subdivision Map and Planned Development Permit, allowing development of the project in two phases (i.e., recordation of a tract map and issuance of building and grading permits). Planning Commission Resolution No. 4254 Page 2 Recommending Approval of a Modified Vesting Tentative Subdivision Map File No.: PLN2015-171 3. The Tract Map for Phase 1 was approved by the City Council on October 6, 2015 and has been successfully recorded. 4. The proposed Modification would allow incorporation of three additional properties into the project (less than '/2 acre), allowing the addition of nine townhomes and nine apartment units, increasing the total unit count from 100 to 118. 5. The expanded project site is a 5 acre assemblage of multiple properties, including a former portion of the City's corporation yard that was purchased by the developer. 6. The expanded project site is generally located near the southeast intersection of Sam Cava Lane and Dillon Avenue, abutting the Campbell Public Works Maintenance Corporation Yard to the south and the Los Gatos Creek Trail to the west. 7. The expanded project site is zoned P-D (Planned Development) as shown on the Campbell Zoning Map. 8. The expanded project site is designated Commercial/Med.-High Density Residential (14-27 units/gr. acre) and High Density Residential (21-27 units/gr. acre) as shown on the Campbell General Plan Map. A portion of the project site is within the boundaries of the South of Campbell Avenue (SOCA) Plan, as incorporated within the Campbell General Plan Appendix Al-3. 9. The density of the expanded project is consistent with the allowable land use and maximum density permitted by the Commercial/Med.-High Density Residential (14-27 units/gr. acre) and High Density Residential (21-27 units/gr. acre) General Plan land use designations. 10. Prior to recordation of a Tract Map for Phase 2, the applicant shall enter into a new or revised Inclusionary Housing Agreement to provide below market rate units in compliance with the City of Campbell Inclusionary Housing Ordinance. The expanded project will require an addition of two new below market rate units. 11. Consistent with the City's RHNA's obligation (of the 933 units required in the current 2015-2033 period, 15% (138) are intended to be low-income and 16% (151) moderate income), one (1) BMR unit shall be low-income unit and one (1) shall be a moderate-income unit. Based upon the foregoing findings of fact and pursuant, the Planning Commission further finds and concludes that: 1. The proposed Modified Vesting Tentative Subdivision Map is consistent with the General Plan and Zoning Ordinance of the City. 2. The proposed Modified 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. Planning Commission Resolution No. 4254 Page 3 Recommending Approval of a Modified Vesting Tentative Subdivision Map File No.: PLN2015-171 3. The design of the Modified Vesting Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The Modified 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 Modification (PLN2015-171) to a previously approved and modified Vesting Tentative Subdivision Map (PLN2013-339 / PLN2015-49), allowing an expansion of an approved (two-phase) residential development, including 90 in-fee townhome parcels, two apartment parcels (for rental purposes), and associated common parcels in conjunction, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 27th day of October, 2015, by the following roll call vote: AYES: Commissioners: Bonhagen, Finch, Kendall, and Rich, Dodd and Young NOES: Commissioners: Reynolds ABSENT: Commissioners: None ABSTAIN: Commissioners: None APPROVED: Pamela Fi ch hair ATTEST: Paul Kermoyan, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Modified Tentative Vesting Subdivision Map (PLN2015-171) 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 Project: Approval is granted fora Modification (PLN2015-171) to a previously approved and modified Vesting Tentative Subdivision Map (PLN2013-339 / PLN2015-49), allowing an expansion of an approved (two-phase) residential development, including 90 in-fee townhome parcels, two apartment parcels (for rental purposes), and associated common parcels in conjunction with the with Modified Planned Development Permit (PLN2015-170) and Parking Modification Permit (PLN2015-172), for properties located at located at 180, 186, 190, 230, 240, 260, 272, 280, 282, and 290 (portion) Dillon Avenue; 466, 472, 482, and 488 Sam Cava Lane; and 186 Gilman Avenue. The Phase II Tract Map shall substantially conform to the Modified Tentative Vesting Subdivision Map (and associated civil sheets and phasing plan), included within the Revised Project Plans, dated as received by the Planning Division on October 20, 2015, except as may be modified by the Conditions of Approval herein. 2. Approval Expiration: The Modified 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 for Phase II must occur within this two-year period. 3. Previous Conditions of Approval: The previous conditions of approval contained in City Council Resolution Nos. 11736 and 11865, shall be void and shall permanently be superseded in their entirety by the Conditions of Approval specified herein. 4. Planned Development Permit: The Modified Vesting Tentative Subdivision Map is contingent upon approval of the Modified Planned Development Permit (PLN2015- 170). A Phase II Tract Map may not be recorded if the Modified Planned Development Permit expires or is revoked by the City Council. 5. 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 Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Pape 2 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. 6. Park Impact Fee: A park impact fee, in the amount of $7,166 per residential unit-as based on the development density of 21 to 27 units per gross acre-is required for the project. The total fee due for Phase I is $369,610, inclusive of a credit of $53,184 for legally constructed units. Seventy-five percent (75%) of this fee, $277,207.50 has been paid. The remaining twenty-five (25%), $92,402.50, is payable prior to issuance of occupancy for any residential unit within Phase I. The total fee for Phase II is $422,794. Seventy-five percent (75%) of this fee, $317,095.50, is payable prior to recordation of the Phase II Tract Map. The remaining twenty-five (25%), $105,698.50, is payable prior to issuance of occupancy for any residential unit within Phase II. 7. Below Market Rate Housing: In compliance with CMC 21.24 (Inclusionary Housing Ordinance), the developer shall enter into a new or amended inclusionary housing agreement ("'Agreement") with the City to provide two (2) additional townhome units at below market rate (BMR) prices, in addition to the twelve (12) BMR units previously provided and agreed upon by an Inclusionary Housing Agreement, dated October 8, 2015. Both of the townhome units shall be four-bedroom units, with one (1) unit provided as affordable to low-income households and one (1) affordable to moderate-income households. However, the moderate-income four-bedroom unit shall be priced as athree-bedroom unit (assumed 4-person household size). The location of the two additional units shall be determined by the Community Development Director as part of the Agreement. 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 Phase II Tract Map. 8. Demolition of Structures: Prior to recordation of the Phase II 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 to ensure that bats and bird are not harmed or killed as a result of the project. Mitigation Measure 810-1: Project-related activities that occur during the breeding season could be constrained in the vicinity of any active nests. If tree removal or ground disturbance activities are scheduled to commence during the breeding season (February 1st through August 31st), pre-construction nesting bird surveys should be conducted by a qualified biologist to identify possible nesting activity within 15 days prior to such activities. A construction-free buffer of suitable dimensions must be established around any active raptor and migratory bird nest (up to 250 feet, depending on the location and species) for the duration of the project, or until it has been determined that the chicks have fledged and are foraging independently from their parents. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Page 3 Mitigation Measure 810-2: a. Within 3G days prior to the demolition of the four homes along Sam Cava Lane, and their associated outbuildings, apre-construction survey will be conducted to confirm that the existing conditions of the homes have not changed. If existing conditions have not changed, no further surveys will be required. b. If existing conditions have changed and the biologist observes that one or more structures have openings that could provide entry for bats, then a more detailed bat survey will be conducted by a qualified biologist within all structures that provide potential openings for bats to enter. If no bats are found, then no further mitigations will be required. If roosting bats are found to be present, the following additional measures will be required: c. If anon-breeding bat colony is found within any of the structures, the individuals will be humanely evicted via the partial dismantlement of the buildings prior to demolition under the direction of a qualified bat specialist to ensure that no harm or "take" would occur to any bats as a result of demolition activities. d. If a maternity colony is detected in the structures, then aconstruction-free buffer should be established around the structure as determined by the biologist and remain in place until it has been determined that the nursery is no longer active. Demolition should preferably be done between March 1st and April 15th or August 15th and October 15th to avoid interfering with an active nursery. 9. 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. 10. Covenants, Codes and Restrictions (CC&R's): Prior to issuance of recordation of the Phase II 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. 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. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Paae 4 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. h. 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. j. Provision for the availability of interior garage space for the parking of vehicles at all times. k. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. 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. m. Provision that requires that all landscaping, including but not limited infiltration plantings, be maintained as depicted on the final landscaping plan. Edible landscaping (e.g., fruit and nut bearing trees and shrubs), as required by the approved Landscaping Plan, shall be provided and maintained. n. Provision guaranteeing equal access to all common facilities and amenities by all residents (renters and homeowners) of the project. o. 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. PUBLIC WORKS DEPARTMENT 11. Response Letter: Upon submittal of the Tract Map, the Street Improvement Plans and the Grading and Drainage Plans for each phase, the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval for that phase have been met or addressed. 12. Final (Tract) Maps: Prior to issuance of any building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council, pay various fees/deposits and submit the map in a digital format acceptable to the City. 13. 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 and be the responsibility of the Homeowner's Association. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Page 5 14. Right-of-Way for Public Street Purposes: Upon recordation of a Final Map, the applicant shall cause the additional right-of-way shown on the Tentative Map to be granted in fee for public street purposes for the frontage(s) being developed with said map. Said right-of-way dedication shall include the Dillon Avenue frontage to accommodate the cul-de-sac at the terminus of Dillon Avenue, as well as additional right-of-way on Dillon Avenue and Sam Cava Lane as shown on the Tentative Map, unless otherwise approved by the City Engineer. 15. Public Service Easement: Upon recordation of a Final Map, the applicant shall grant the necessary public service easements contiguous with the public right-of-way for the frontage(s) being developed with said map. 16. Private Easements: Upon recordation of a Final Map, the applicant shall cause private easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. 17. Demolition: Prior to recording of a Final Map the applicant shall obtain a demolition permit and remove any nonconforming structures. 18. Monumentation for Final Map: Prior to recordation of a 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. 19. Soils Report:. Upon submittal of a Final Map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 20. Grading and Drainage Plan: Prior to recordation of a Final Map, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. 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 proposed infiltration. 21. Storm Drainage System: With Phase I, the applicant is to upgrade the existing storm drain main to a 48" RCP storm drain main along the northerly property line between the existing manhole in the sidewalk of Gillman Avenue and a new manhole constructed by the applicant before the existing outfall to Los Gatos Creek. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Page 6 22. Storm Drain Area Fee: Prior to recordation of a Final Map, the applicant shall pay the required Storm Drain Area fee, currently set at $2,385.00 per net acre, less any previous payments. 23. 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, alternate locations for utilities shall be explored. Include utility trench details where necessary. 24. 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. 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 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. Dillon Avenue and Sam Cava Lane have not been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 27. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits Prior to recordation of a 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 associated with the frontage(s) being developed with said map, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City Engineer: Dillon Avenue a. Show location of all existing utilities within the new and existing public right of way. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Paae 7 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 and necessary sidewalk, curb and gutter. d. Installation of City approved street trees, tree wells and irrigation at 30 feet on center to supplement existing street trees deemed to be in good condition. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. Installation of engineered structural pavement section to centerline if damaged during construction. f. Installation of City standard Accessibility Ramps at all four corners of the intersection of Dillon Avenue and Sam Cava Lane. g. Construction of cul-de-sac at the terminus of the Dillon Avenue as required by the City Engineer. h. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. i. Installation and/or relocation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. j. Installation of traffic control, stripes and signs. k. Construction of conforms to existing public and private improvements, as necessary. I. Submit final plans in a digital format acceptable to the City. Sam Cava Lane 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 and necessary sidewalk, curb and gutter. d. Installation of City approved street trees, tree wells and irrigation at 30 feet on center to supplement existing street trees deemed to be in good condition. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. Installation of engineered structural pavement section to centerline if damaged during construction. f. Installation of City standard Accessibility Ramps at all four corners of the intersection of Dillon Avenue and Sam Cava Lane. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Page 8 g. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. h. Installation and/or relocation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. i. Installation of traffic control, stripes and signs. j. Construction of conforms to existing public and private improvements, as necessary. k. Submit final plans in a digital format acceptable to the City. 28. 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. In the event that construction is phased, the applicant shall have the street improvements needed for each phase completed prior to allowing occupancy for that phase. Prior to allowing occupancy of the final phase, the applicant shall have all street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 29. Maintenance of Landscapinq_ Owner(s), current and future Homeowner's Association 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. 30. 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. 31.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. 32. 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. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Paae 9 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. All infiltration facilities included in this project shall be designed to include appropriate pre-treatment measures to ensure the long term feasibility of the stormwater treatment measures. 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. Prior to recordation of a 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. 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. Recommended Conditions of Approval Modified Tentative Vesting Subdivision Map - PLN2015-171 Page 10 33. Traffic Mitigation: A. Upon recordation of the Final Map for Phase I, the applicant shall contribute $15,000 towards the installation of emergency vehicle preemption equipment and associated conduits and conductors at the intersection of Campbell Avenue and Gilman Avenue. B. Upon recordation of the Final Map for Phase II, the applicant shall contribute $15,000 towards the installation of emergency vehicle preemption equipment and associated conduits and conductors at the intersection of Campbell Avenue and Union Avenue. C. Install red curbs as described in the Transportation Impact Analysis Report prepared by W-Trans. 34. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading, landscaping, or building or the recordation of a Final Map, the applicant shall obtain a clearance from the SCVWD. Exceptions for demolition and associated grading activities may be approved by the City Engineer. 35. State General Construction Activity Permit: Prior to issuance of any grading or building permits, the applicant shall comply with the State General Construction Activity Permit requirements including paying fees, filing a Notice of Intent and providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the filed Notice of Intent and SWPPP. WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY 36. Sewer connection: The applicant will be required to abandon all existing sewer connections and construct a new privately maintained sewer system for the new homes. This private sewer system must be designed and constructed to the district's public sewer standard. Pursuant to district ordinance, code Section 10.130 "TIME OF PAYMENT OF SEWER CONNECTION AND TREATMENT PLANT CAPACITY FEES", 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.