CC Resolution 12041RESOLUTION NO. 12041
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING 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 City Council finds as follows with regard to the approval of a Tentative Subdivision
Map (PLN2016-36):
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 (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.
City Council Resolution
PLN2016-34 - Approving a Tentative Subdivision Map -1323 Parsons Avenue
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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.
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-17.1b: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.
City Council Resolution
PLN2016-34 - Approving a Tentative Subdivision Map -1323 Parsons Avenue
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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 City Council 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 City Council approves a Tentative Parcel Map
(PLN2016-36) for the Project located at 1323 Parsons Avenue, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 6~h day of September, 2016, by the following roll call vote:
City Council Resolution
PLN2016-34 - Approving a Tentative Subdivision Map -1323 Parsons Avenue
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AYES: COUNCILMEMBERS: Kotowski, Resnikoff, Gibbons, Baker
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Cristina
ABSTAIN: COUNCILMEMBERS: None
APPROVED: -~--~ ~/`~"
Ja on T. Baker, Mayor
ATTEST: 2~., a
Wendy ood, City Clerk
EXHIBIT A
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 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 Protect: 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
substantially 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 Council.
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 -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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 licensed 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 -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
Page 3 of 9
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-7: 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 -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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, and 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 -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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 environmentally 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 -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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 staffs 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 non-compacted biotreatment material that may have potential
for subsurface failure and surface failure due to vehicle loads.
Exhibit A -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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 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 troe 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 andlor 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 -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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 improvemerit
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
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 andlor 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 and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements and pavement restoration
Exhibit A -Conditions of Approval
Tentative Subdivision Map (PLN2016-36) - 1323 Parsons Avenue
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.