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PC Res 4321RESOLUTION NO. 4321 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE.SUBDIVISION MAP (PLN2016-36) TO CREATE FOUR SINGLE-FAMILY LOTS AND ONE COMMONLY-OWNED LOT ON PROPERTY LOCATED AT 1323 PARSONS 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 the recommended approval of a Tentative Subdivision Map (PLN2016-36): 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 (PLN2016-37) 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 as conditioned. Evidentiary Findings 2. The proposed project ("project") includes a Planned Development Permit (PLN2016- 34) for the approval of site configuration, architectural design and to create residential lots which do not have frontage on a public street, Tentative Subdivision Map (PLN2016-36) to create four developable single family lots and one commonly owned. lot, Zoning Map Amendment (PLN2016-35) to change the zoning from R-1-6 (Single-~ Family Residential) to P-D (Planned Development), and Parking Modification Permit (PLN2016-222) to allow uncovered parking in lieu of covered. 3. The project site is a, 33,263 square-foot property located on the west side of Parsons Avenue, south of Camden Avenue, and north of Sharp Avenue. 4. Single-family residential properties border the site to the south and west and commercial uses border the property to the north and east. 5. The lot is currently developed with one single-family residence that will be demolished as part of the proposed subdivision. 6. Single-family residential properties border the site to the south and west and commercial uses border the property to the north and east. 7. The project site is zoned R-1-6 (Residential.Single-Family) as shown on the Campbell Zoning Map and will be rezoned to P-D (Planned Development). 8. The project site is designated Low Density Residential (<6 Units / Gr. Acre) as shown on the Campbell General Plan Map. Planning Commission Resolution No: 4321 PLN2016-36 -Recommending Approval of a Tentative Subdivision Map-1323 Parsons Ave Page 2 of 4 9. The proposed residential land use, at a density of approximately 5 units/gr. acre, is consistent with the allowable land use and maximum density permitted by the Low Density Residential (< 6 units per gross acre) General Plan land use designation. 10. The proposed Tentative Subdivision Map may be approved concurrently, and subject to a Planned Development Permit, and Zoning Map Amendment. . 11. The project would be consistent with the following General Plan policies and .strategies: Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for and maintenance of a variety of residential densities to offer existing and future residents of all income levels, age groups and special needs sufficient opportunities and choices for locating in Campbell. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in, historic neighborhoods and neighborhoods with consistent design characteristics. r Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long- term quality of the built environment. Strategy LUT-17.1 b: Landscaping: Ensure that new developments provide new tree plantings, shrubs, greenery and other ~ landscaping materials, and preserve existing trees and shrubs. 12. The project proposes 13 parking spaces (8 covered, 5 uncovered), where 12 parking spaces (10 covered, 2 uncovered) are required which is allowed with the approval of the associated Parking Modification Permit (PLN2016-68). 13. A draft Mitigation Monitoring and Reporting Program has been provided demonstrating the responsible party and phase of the project that each Mitigation Measure shall be carried out. 14. There are no responsible agencies or trustee agencies responsible for resources affected by the project. 15. On the basis of the Initial Study, and as supported by substantial evidence, the project will not have a significant effect on the environment due to the application of uniformly applicable development policies, and incorporation of project-specific mitigation measures agreed to by the project proponent, as specified by the draft Mitigated Negative Declaration. Planning Commission Resolution No. 4321 PLN2016-36 -Recommending Approval of a Tentative Subdivision Map-1323 Parsons Ave Page3of4 16. The City of Campbell provided . a Notice of Intent to adopt a Mitigated Negative Declaration to the public via the Campbell Express, the County Clerk, and on the City website. 17. The City of Campbell provided a 20-day public review period of the Mitigated Negative Declaration pursuant to the California Environmental Quality Act Guidelines. The 20-day public review period was from August 3, 2016 to August 23, 2016. 18. The mitigation measures identified in the Mitigated Negative Declaration are included as Conditions of Approval of the Planned Development Permit and/or Tentative Subdivision Map. Based upon the foregoing findings of fact, 'the Planning Commission further finds and concludes that: 19. The proposed Tentative Subdivision Map is consistent with the General Plan and Zoning Ordinance of the City. 20. The proposed 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. 21. The design of the Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 22. 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. 23. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 24. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 25. 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 Parcel Map (PLN2016-36) for the Project located at 1323 Parsons Avenue, subject to the attached Conditions of Approval (attached Exhibit "A"). Planning Commission Resolution No. 4321 PLN2016-36 -Recommending Approval of a Tentative Subdivision Map-1323 Parsons Ave Page 4 of 4 PASSED.AND ADOPTED tf- AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners ABSTAIN: Commissioners: its 23~d day of August, 2016, by the following roll call vote: Bonhagen, Dodd, Finch, Kendall, Reynolds, Rich and Young None None None / APPROVED: ~ ~ ` Cynth} Dodd, Chair ATTEST: ~"` Paul Kern oyari, Secretary ~, EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Tentative Subdivision Map (PLN2016-36) 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 conditioris of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted. engineering practices for the item' under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell 'and the State of ,California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Approved Project: Approval is granted for a Tentative Subdivision Map (PLN2016-36) to subdivide a parcel into four developable parcels and one common lot, subject to ._ approval of a Zoning Map Amendment (PLN2016-35) to allow a P-D zoning designation, on property located at 1323 Parsons Avenue. The project shall substaritially conform to the Revised Project Plans & Tentative Subdivision Map dated August 9, 2016 except as may be modified by the Conditions of Approval herein. 2. Plan Revisions: Prior to Tract Map submittal, the plans shall reflect the inclusion of the small sliver of driveway over Lot 2 into the Common Lot. Compliance with this requirement shall be to the satisfaction of the Director of Community Development. 3. Approval Expiration: The 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. 4. Tract Map: The Planned Development Permit approval is contingent upon recordation of the Tract Map to divide the subject property. The Tract Map shall be .recorded prior to the issuance of building or grading permits. 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 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. Planned Development Permit: The Tentative Subdivision Map is contingent upon approval of the Planned Development Permit (PLN2015-34). A Tract Map may not be recorded if the Planned Development Permit expires or is revoked by the City Counccil. 7. Park Impact Fee: A park impact fee is due upon development of the site, based on the development density ranging from <6 Units per Gross Acre (Low Density), less credit for one legally constructed unit. Prior to recordation of the Tract Map, 75% of this fee Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 2 of 9 is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. The fee is currently set at $18,151 per unit. This fee is subject.to change and the fee in effect at the time of payment shall be the fee due. 8. Planning Mitigation Monitoring Fee: Prior to issuance of a demolition permit, the applicant shall pay a $1,000.00 deposit to cover the actual staff cost to ensure . compliance with the mitigation monitoring. 9. Equal Access: As codified within the project's CC&Rs, the Home Owners Association shall maintain equal access to all common facilities and amenities for all residents (renters and homeowners) of the project. 10. CEQA Mitigation Measures: The following measures shall be implemented pursuant to the Mitigated Negative Declaration: 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. Use dust-proof chutes for loading construction debris onto trucks. b. Water or cover stockpiles of debris, soil, and other materials that can be .blown by the wind. c. Cover all trucks hauling soil, sand, and other loose materials. or require all trucks to maintain at least two feet of freeboard. d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. e. Sweep streets daily (with water sweepers) if .visible soil .material is carried onto adjacent public streets, as directed by the City Engineer. f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). g. Install erosion. control measures to prevent runoff from the project site. Mitigation Measure CUL-1: If archaeological or paleontological resources are encountered during excavation or construction, construction personnel shall be instructed to immediately suspend all activity in the immediate vicinity of the suspected resources and the City and a licensed :archeologist or paleontologist shall be contacted to evaluate the situation. A Iiicensed archeologist or paleontologist shall be retained to inspect the discovery and make any necessary recommendations to evaluate the find under current CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring program to the City for review and approval prior to the continuation of any on-site construction activity. Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page3of9 Mitigation Measure GEO-1: The applicant shall comply with the recommendations in the Geotechnical Investigation, dated January 7, 2016 by Wayne L. Ting C.E. (No. C46276) of Wayne Ting & Associates Incorporated. Such recommendations shall be incorporated into the project's final engineering design to minimize the damage from seismic shaking, unsuitable fill, and other geological deficiencies. The project shall use standard engineering techniques and conform to the requirements of the International Building Code- to reduce the potential for seismic damage and risk to future occupants. Mitigation Measure HAZ-1: Prior to issuance of a demolition permit, a qualified contractor shall asses the property for presence of Lead-based paint (LBP) and Asbestos containing building materials (ACBM), and if present, prepare a plan, to the satisfaction of the Building Official, to properly manage and dispose of such materials. Mitigation Measure NOI-1: Mechanical ventilation ~(HVAC) shall be included in all residences constructed to allow occupants to close doors and windows as desired to achieve additional acoustic isolation. Further, the project building plans shall incorporate dual pane thermal windows and acoustically effective doors with a rated minimum Sound Transmission Class (STC)~ ~ as recommended by the acoustical study. Mitigation Measure NOI-2: An acoustical study shall be prepared for the project which will study existing noise conditions, the project plans, and provide specific structural recommendations to comply with the noise exposure limits identified in the Campbell General Plan. The project building plans shall incorporate the recommendations as mitigation measures. 11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. 12. ~ Pad Certification: Following site grading and prior to preparation of individual building pad forms, the following improvements shall be certified by a licensed land surveyor and reviewed by the Community Development Director to determine consistency with the approved plan (grade, pad and drainage). 13. Residential Address Identification: The applicant shall submit a detail sheet showing uniform residential address identification material type and- location on the building wall for review and .approval by the Community Development prior to the issuance of Building Permits. In order to obtain approval, numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the. property. Additionally, number material and color is required to contrast with their background. Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 4 of 9 ' 14. Property Maintenance: The property is to be maintained free. of any combustible trash, -debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up -and doors sealed shut, or be demolished or removed from the property (California Fire Code, 2013 Edition). 15. ~ stormwater and Grading Requirements: The project shall comply with City stormwater and grading requirements (CMC Sec. 20.80.020, 21.16.100, a'nd 14.02), as more specifically itemized in the Public Works Department Conditions of Approval for the Tentative Subdivision Map. 16. 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 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. 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. I. 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. n. Provision guaranteeing equal access to all common facilities and, amenities by all residents (renters and homeowners) of the project. Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 5 of 9 o. Provision to contact local utility companies and register contact information for HOA to assist with communications in the event of utility service emergencies. 17. Compliance with Other Regulations: The applicant shall comply with other state, county, and city ordinances that pertain to the proposed project. 18. Construction Activity: The following standards shall apply to construction of the project: • Construction Hours (CMC 18.04.052): Construction activity shall be limited to the hours of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of construction shall be nine a.m. and four p.m. There shall be no construction activity on Sundays or National Holidays. • Construction Noise (CMC 18.04.052): No loud environmeritally disruptive noise .over fifty dbs., such as air compressors without mufflers, continuously running motors or generators, loud playing musical instruments or radios will be allowed during the authorized hours of construction, Monday through Saturday, where such noise may be a nuisance to adjacent residential neighbors. Such nuisances shall be discontinued. • Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to issuance of building permits. PUBLIC WORKS DEPARTMENT 19. 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. - - 20. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council, pay various fees/deposits and submit the map in a digital format acceptable to the City. 21. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the -City prior to recordation of the Final Map and CC&Rs. A maintenance plan of the storm drain facilities and the pervious concrete on Lot A shall be part of the CC&Rs. If the proposed use of pervious concrete in Lot A is to be removed in the future, this removal if replaced with an impervious material will require stormwater treatment for the entire subdivision and will then be subject to C.3_ requirements. Removal of the pervious concrete requires City approval. 22. Preliminary Title Report: Upon submittal of the Final Map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 6 of 9 23. 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 Parsons Avenue frontage to accommodate a 30-foot half street width, 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. 24. 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 Parsons Avenue frontage, unless otherwise approved by the City Engineer. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. Private utilities such as the PG&E joint trench depicted in the park strip shall be relocated so as~ not to interfere with the future public street trees root system. The private utilities (JT and private water meters) shall not be placed in areas designated as public service easements. 25. Monumentation for Final Map: Prior to recordation of the Final, Map, the applicant shall provide a cash deposit of $10,000.00 for setting all monuments required to be shown on the Final Map and as set forth 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. 26. Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition permit and remove any nonconforming structures. 27. Soils Report: Upon submittal of the Final. Map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 28. Grading and Drainage Plan: Prior to recordation of the Final Map, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits: Prior to occupancy, -the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. 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 nori-compacted biotreatment material that. may have potential for subsurface failure and surface failure due to vehicle loads. Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 7 of 9 29. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $1, 717.00. 30. 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. 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. 31. Utilities: All on-site utilities shall be installed underground per Sectiori 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. The proposed joint trench (JT) depicted in the Preliminary Utility Plans shall be relocated outside of the public right of way so as to avoid conflicts in the park strip area. Staff shall work with the applicant and local utility companies to discern connection. requirements for adjacent properties as part of the requirement to underground utilities. 32. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of- way line.,. 33. 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 Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 8 of 9 ~ , abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 34. 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. Parsons Avenue has not been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. All pavement work shall extend to the most distant utility trench and pavement restoration shall encompass all utility trenches creating one rectangle. 35. 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 encroachment permit fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall 1 include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. 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 and necessary sidewalk, curb and gutter. d. Removal of existing street section to centerline or as required by the City Engineer. e. Installation of City~approved street trees and irrigation at 30 feet on center. f. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. 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 of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. j. Submit final plans in a digital format acceptable to the City. 36. Street Improvements Completed for Occupancy and Building Permit Final: -Prior to allowing occupancy acid/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements and pavement restoration Exhibit A -Recommended Conditions of Approval 1323 Parsons Avenue -Tentative Subdivision Map (PLN2016-36) Page 9 of 9 installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 37. Utility Encroachment Permit: Separate encroachment 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. 38. 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.