PC Res 4400RESOLUTION NO. 4400
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A TENTATIVE VESTING
SUBDIVISION MAP (PLN2016-318) TO ALLOW CREATION OF
SEVEN RESIDENTIAL LOTS ON PROPERTY LOCATED AT 1180
ABBOTT 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. PLN2016-318:
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 (PLN2017-154)
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
The proposed project ("project") includes a Tentative Subdivision Map to create
seven residential lots (PLN2016-318), Site and Architectural Review Permit for each
of the seven residential structures (PLN2017-153), a Tree Removal Permit to allow
for the removal of three protected trees (PLN2017-155), and a Mitigated Negative
Declaration to satisfy CEQA requirements (PLN2017-154).
2. The project site consists of an 88,446 square foot lot (gross site area) located on
Abbott Avenue, east of Laurance Hill Court. Abutting land uses include single-family
residences to the north, south, east, and west.
3. The site is currently developed with one single-family residence and several
accessory structures that will be demolished as part of the project.
4. The subject parcel is zoned R-1-9 (Single Family Residential) as shown on the
Campbell Zoning Map and designated Low Density Residential (<4.5 units/gr. acre)
as shown on the Campbell General Plan Map.
5. The subject parcel is within the boundaries of the San Tomas Area Neighborhood
Plan (STANP) Plan, as incorporated within the Campbell General Plan, Appendix A1.
6. The proposed density of approximately 3.27 units per gross acre is consistent with
the maximum density permitted by the Low Density Residential (< 4.5 units/gr. acre)
General Plan land use designation.
Planning Commission Resolution No. 4400
Approving a Vesting Tentative Subdivision Map
File No.: PLN2016-318
Page2of3
7. 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
conditions of approval and mitigation measures.
8. The City of Campbell provided a Notice of Intent (NOI) to adopt a Mitigated Negative
Declaration (MND) to the public via the Campbell Express, the County Clerk, and on
the City website. The NOI included a 20-day public review period pursuant to the
California Environmental Quality Act Guidelines. The 20-day public review period
began on May 11, 2017 and the public was invited and encouraged to submit
comments in writing regarding the draft MND and/or attend the June 27th Planning
Commission Public Hearing. No comments have been received on the draft MND.
Based upon the foregoing findings of fact and pursuant, the Planning Commission
further finds and concludes that:
1. The proposed Vesting Tentative Subdivision Map is consistent with the General Plan
and Zoning Ordinance of the City.
2. The proposed Vesting Tentative Subdivision Map does not impair the balance
between the housing needs of the region and the public service needs of its residents
and available fiscal and environmental resources.
3. The design of the Vesting Tentative Subdivision Map provides, to the extent feasible,
for future passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required Conditions of Approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Tentative
Vesting Subdivision Map (PLN2016-234) to allow creation of seven residential lots on
the property located at 1180 Abbott Avenue, subject to the attached recommended
Conditions of Approval (attached Exhibit A).
Planning Commission Resolution No. 4400
Approving a Vesting Tentative Subdivision Map
File No.: PLN2016-318
Page 3 of 3
PASSED AND ADOPTED this 8th day of August, 2017, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED: d~ ~f~~/~~~~
Yvonne Kendall, Chair
ATTES ~'
Paul Kermoyan, Secretary
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Tentative Vesting Subdivision Map (PLN2016-318)
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:
Approved Project: Approval is granted for a Tentative Vesting Subdivision Map
(PLN2016-318) to allow creation of seven residential lots on the property located at
1180 Abbott Avenue. The Tract Map shall substantially conform to Tentative
Vesting Subdivision Map (and associated civil sheets) dated April 07, 2017, except
as may be modified by the Conditions of Approval herein.
2. Approval Expiration: The Vesting Tentative Subdivision Map approval is valid for a
period of two (2) years from the date of City Council approval unless an extension is
granted prior to the expiration date.
3. Indemnity: If determined necessary by the Community Development Director, the
applicant shall enter into an agreement satisfactory to the City Attorney to indemnify
and defend the City of Campbell, its officers, officials, employees, and agents from
any and all actions, liabilities, losses, and torts, including attorney's fees arising out
of or connected unto any challenge to the decision of the City Council on this
application. Such agreement shall be executed within the 30 days of the
Community Development Director's decision to require it.
4. Compliance with Other Regulations: The applicant shall comply with other state,
county, and city ordinances that pertain to the proposed project.
5. Additional Conditions: Applicant shall comply with all planning division conditions of
approval provided in the Resolutions approving the Site and Architectural Review
Permit (PLN2017-153), and Tree Removal Permit (PLN2017-155).
6. Accessory Dwelling Unit: The applicant shall record a deed restriction for lot #7,
prohibiting the creation of an accessory dwelling unit (ADU), until such time that the
City of Campbell's Municipal Code is modified to allow for the establishment of an
ADU on the subject property.
7. Park Impact Fee: A park impact fee is due upon site development. Prior to
recordation of the Tract Map, 75% of this fee is due. The remaining 25% is due
prior to issuance of a certificate of building occupancy. The fee per unit, less credit
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Tentative Vesting Subdivision Map - PLN2016-318
for one legally constructed unit, is currently $18,696 per unit (through June 30,
2018), based on the development density of 3.27 units per gross acre. The 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 $2,000.00 deposit to cover the actual staff cost to ensure
compliance with the mitigation monitoring.
9. CEQA Mitigation Measures: The following measures shall be implemented pursuant
to the Mitigated Negative Declaration:
a. Biological Resources (Tree Preservation):
1) Each tree to be retained will be enclosed by a "tree protection zone," to be
established prior to site grading and retained for the duration of
construction. Where possible, tree protection zones should be designed to
encompass an area approximately 1.5 times the dripline area of the trees.
The zones should be marked with 4-ft tall brightly-colored fencing material.
Off-limits signs should be posted on the fences that state that no
equipment is to enter the tree protection zone. No signs will be posted on
the trunk of any trees.
2) Schedule work within the vicinity of the trees for fall or winter, when the
trees are dormant or semi-dormant. Redwoods and live oaks are
evergreen and undergo a lesser dormancy than deciduous oaks (such as
valley oak).
3) Necessary pruning should be done during the winter dormant period. Only
dead, weakened, diseased or dangerous branches should be removed.
Avoid aesthetic pruning immediately before, during or after construction
impact. Perform only that pruning which is unavoidable to conflicts with the
proposed development.
4) If possible, construct the project with minimal filling, excavating, or
trenching within the root zone. Minimize compaction within the root zone to
the greatest extent practicable.
5) Engineer site improvements so that water runoff will not slope toward the
trunks. In areas where the proposed elevation of nearby development lies
above the elevation of the oak tree, swales have been incorporated into the
design to direct water away from the oak trees.
6) The retaining wall that is proposed for installation between the trees
bordering the site's southern boundary (canal) and the limits of grading for
home sites should not include use of concrete footings that could damage
sensitive tree roots.
7) Soak the ground beneath the canopy of each tree prior to, during, and right
after construction. This deep-watering method consists of a slow, all-day
soaking within the root zone. Redwood trees should continue to be
irrigated every two weeks during the summer months or dry periods, and
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Tentative Vesting Subdivision Map - PLN2016-318
shall receive ten (10) gallons per inch trunk diameter during each watering
period.
8) Should any roots need to be severed during construction, cover any
exposed or cut roots with burlap, soil or mulch as soon as possible until the
native soil can be backfilled. If possible, use sharp tools (chainsaw or axe)
for pruning roots. Using hand tools will help to heal the wounded roots
more quickly than pruning with bulldozers, and will better avoid tearing of
the roots behind the cuts.
9) Trees that have recently undergone severe pruning or root damage should
not be fertilized for six months following disturbance. Fertilize and/or mulch
each tree in late winter or early fall prior to any construction activities, using
no more than six pounds of nitrogen per 1,000 square feet of dripline.
10) Prevent chemical spill damage within the root zones during construction by
avoiding filling of gas tanks, repairing equipment, cleaning paint brushes,
rinsing of cement trucks, or burning debris within the general proximity of
the trees.
11) Keep the elevation of the soil surface at the existing level within the
protected area around the trunk. Do not stockpile any construction material
within the root zone, even temporarily.
12) Should any landscaping be proposed within the dripline of any oaks,
choose only drought-tolerant native plants that require no summer
watering. In place of plants, cobbles, gravel and wood chips are good
examples of ground covers that do not interfere with the roots ability to
obtain oxygen and appropriate moisture.
13) Provide a copy of this report to all contractors and project managers,
including the architect, civil engineer, and landscape designer or architect.
14) The applicant shall comply with additional conditions of approval per the
Consulting Arborist, as necessary to ensure adequate protection of trees to
remain/be relocated on site.
b. Biological Resources (Pre-Construction Avian Sutvey): If project construction-
related activities take place during the nesting season (February through
August), a competent biologist shall conduct preconstruction surveys for nesting
passerine birds and raptors (birds of prey) within the Property and the large
trees within the adjacent riparian area. The surveys shall be conducted 14 days
prior to the commencement of any tree removal or site grading activities. If any
bird listed under the Migratory Bird Treaty Act is found to be nesting within the
project site or within the area of influence, an adequate protective buffer zone
shall be established by a qualified biologist to protect the nesting site. This
buffer shall be a minimum of 75 feet from the project activities for passerine
birds, and a minimum of 200 feet for raptors. The distance shall be determined
by a competent biologist based on the site conditions (topography, if the nest is
in a line of sight of the construction and the sensitivity of the birds nesting). The
nest site(s) shall be monitored by a competent biologist periodically to see if the
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Tentative Vesting Subdivision Map - PLN2016-318
birds are stressed by the construction activities and if the protective buffer
needs to be increased. Once the young have fledged and are flying well enough
to avoid project construction zones (typically by August), the project can
proceed without further regard to the nest site(s).
c. Biological Resources (Pre-construction Bat Survey): To avoid "take" of special-
status bats, the following mitigation measures shall be implemented prior to the
removal of any existing trees or structures on the project site:
1) A bat habitat assessment shall be conducted by a qualified bat
biologist during seasonal periods of bat activity (mid-February through
mid-October - ca. Feb. 15 -Apr. 15, and Aug. 15 -October 30), to
determine suitability of each existing structure as bat roost habitat.
2) Structures found to have no suitable openings can be considered
clear for project activities as long as they are maintained so that new
openings do not occur.
3) Structures found to provide suitable roosting habitat, but without
evidence of use by bats, may be sealed until project activities occur,
as recommended by the bat biologist. Structures with openings and
exhibiting evidence of use by bats shall be scheduled for humane bat
exclusion and eviction, conducted during appropriate seasons, and
under supervision of a qualified bat biologist.
4) Bat exclusion and eviction shall only occur between February 15 and
April 15, and from August 15 through October 30, in order to avoid
take of non-volant (non-flying or inactive, either young, or seasonally
torpid) individuals.
d. Biological Resources (Erosion Control): The applicant shall identify and
implement best management practices in the Storm Water Pollution Prevention
Plan (SWPPP) for the property to ensure that impacts to aquatic organisms will
be avoided or minimized during development activities (e.g., hay bales, silt
fencing, placement of straw mulch and hydro seeding of exposed soils after
construction).
e. Noise (Construction Signs): The applicant shall post signs at the construction
site, which provide the permitted construction days and hours, a day and
evening contact number for the job site and a day and evening contact number
for the City in the event of problems.
f. Noise Construction Notice): The applicant shall notify the City and neighbors in
advance of the schedule for each major phase of construction and expected
loud activities or impulsive noise activities (e.g., nail guns during framing).
g. Noise (Construction Methods and Equipment): When feasible, the applicant
shall select "quiet" construction methods and equipment. The applicant shall
locate noisy stationary equipment (e.g., generators and compressors) and
material unloading and staging areas away from the nearest adjacent uses. All
construction equipment (e.g., excavators, backhoes) shall be in good working
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order, with mufflers installed and functioning properly. The applicant shall avoid
unnecessary idling of diesel engines.
h. Noise (Construction Noise Coordinator): The applicant shall designate a
Construction Noise Coordinator responsible for posting the required signs,
explaining the construction timeline, responding to potential complaints from
neighbors, and managing noise through appropriate work practices or other
measures.
10. Water Efficient Landscape Standards: As a new construction project with a total
project landscape area greater than 2,500 square feet, this project is subject to the
updated California Model Water Efficient Landscape Ordinance (MWELO). This
document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176
or on the Planning Division's Zoning and Land Use webpage through
www.cityofcampbell.com. The building permit application submittal shall
demonstrate compliance with the applicable MWELO and landscaping
requirements and shall include the following:
a. A Landscape Documentation Package prepared by an authorized and licensed
professional demonstrating compliance with the full MWELO requirements with
the following required elements:
1) Project Information per Section 492.3.
2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the
MWELO).
i. Include the worksheet within the plan set AND
ii. Provide a separate 8.5x11 hard copy or pdf via email to the project
planner.
3) Soil Management Report per Section 492.5 (unless significant mass grading
is planned, in which case the report shall be submitted prior to permit final).
4) Landscape Design Plan per Section 492.6.
5) Irrigation Design Plan per Section 492.7.
6) Grading Design Plan per Section 492.8.
Note that a Soil Management Report (if not submitted as part of the Landscape
Documentation Package) and Certificate of Completion will be required prior to
permit final.
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning Final
Required. The new landscaping indicated on the plans must be installed prior to
final inspection."
11. Demolition of Structures: Prior to recordation of Tract Map the applicant shall
obtain a demolition permit for the demolition of existing structures.
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12. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of any PG&E utility (transformer) boxes and/or San Jose Water
Company back-flow preventers, indicating the location of the boxes for approval by
the Community Development Director.
13. 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).
14. Public Street Name: The proposed name for the new public street shall be selected
from the list of previously approved street names and shall be submitted to the Civic
Improvement Commission for review and recommendation, then forwarded to the
City Council for approval.
15. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location 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.
16. 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).
PUBLIC WORKS DEPARTMENT
17. 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.
18. Tentative Map: The applicant shall submit a complete and accurate tentative map
in accordance with the Planning Division's checklist.
19. Final (Tract) 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.
20. Preliminary Title Report: Upon submittal of the Final Map, the applicant shall
provide a current (within the past 6 months) Preliminary Title Report.
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Tentative Vesting Subdivision Map - PLN2016-318
21. 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 for the new public street Abbott Avenue to
accommodate a forty foot street right-of-way and a 38 foot cul-de-sac radius right-
of-way (minimum), unless otherwise approved by the City Engineer. THIS DOES
NOT INCLUDE ANY BIOTREATMENT FACILITIES IN THE PUBLIC RIGHT OF
WAY. 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.
22. Public Service Easement: Upon recordation of the Final Map, the applicant shall
grant a five foot public service easement on private property contiguous with the
public right-of-way along the proposed new street 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.
23. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code
including but not limited to setting permanent pipe monuments (three-fourths inch
galvanized steel pipe two feet long approximately six inches below finished grade)
at each boundary of all lot corners within a subdivision, along the exterior boundary
lines at intervals of approximately five hundred feet and at all beginning of curves
and ending of curves on property lines, and monument boxes at intersections of all
street monument line tangents.
24. Demolition: Prior to recording of the Final Map, the applicant shall obtain a
demolition permit and remove any nonconforming structures.
25. Soils Report: Upon submittal of the Final Map, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
26. 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.
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27. 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
approximately $4,728.00.
28. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building or the recordation of the Final Map, the applicant
shall obtain clearance from the SCVWD.
29. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water
District requirements, and the Campbell Municipal Code regarding stormwater
pollution prevention. Specifically the project must include source control, site design
and treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
Upon submission of the Tentative Final Map, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requirements.
Prior to Recordation of the 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 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:
Recommended Conditions of Approval
Tentative Vesting Subdivision Map - PLN2016-318
Page 9 of 11
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
c. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
d. Any changes are in conformance with local, state, or federal regulations.
30. 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.
31. Undergrounding Street Frontage Utilities: All overhead utility lines along the
project's public street frontages shall be installed underground per Section
21.18.140 of the Campbell Municipal Code. Applicant shall comply with all utility
applications, plan submittals, permitting, and fee requirements of the serving utility
companies. Please note that the Municipal Code does not allow the setting of new
poles, therefore the project is required to underground to the next existing pole
beyond the project's frontage.
32. 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.
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 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. Abbott Avenue was overlaid in 2015. 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.
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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 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. Removal of existing driveway approach and necessary sidewalk, curb and
gutter.
c. Installation of City approved street trees and irrigation at 30 feet on center.
d. Installation of City rolled curb and gutter.
e. Installation of storm drain facilities (inlets, pipes, etc.), please note that RCP is
the standard material for pipes constructed within the right-of-way.
f. Installation of engineered structural pavement section, as required by the City
Engineer.
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 LED 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.
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
installed and accepted by the City, and the design engineer shall submit as-built
drawings to the City.
37. Maintenance of Landscaping_ Owner(s), current and future, are required to
maintain the landscaped park strip and tree wells in the public right of way. This
includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not
be pruned in a manner that would not allow the tree to grow to a mature height.
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38. 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.
39. 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.
40. Santa Clara Valley Water District Culvert: There is a SCVWD underground culvert
connecting two open drainage channels, located immediately adjacent to and
southerly of the project site. A future cul-de-sac will be required to be constructed to
terminate Abbott Avenue that is located south of the project site per CMC 20.36.070
- Extension to permit future subdivision. The future cul-de-sac (minimum right-of-
way radius of forty feet) would be directly over the existing underground SCVWD
culvert. Prior to recordation of the Final Map, the applicant shall obtain as-built
information for the existing SCVWD culvert and provide a design analysis by a
registered civil engineer and geotechnical engineer, or as required, that identifies
the feasibility and construction requirements, with detailed plans if applicable, for
the SCVWD culvert to be subject to a new public street with vehicle loading.
41. stormwater Facility Maintenance Funding: Due to the scope and scale of the
project, the applicant is required to design and construct stormwater treatment
facilities for the stormwater runoff.
Prior to the recordation of the Final Map, the applicant shall provide a mechanism
sufficient to fund the required administration and maintenance of the stormwater
facilities. The applicant shall have the option of either (1) requesting the City to
annex this property to the existing Community Facilities District (CFD No. 2); (2)
pay aone-time development impact fee, an amount undisclosed as it is dependent
on the facilities proposed.
Should the applicant elect to request annexation to the existing CFD, the applicant
shall submit a deposit of Ten Thousand Dollars ($10,000) to the Public Works
Department to cover actual staff, consultant(s) and administration costs to annex
into the CFD. Additional deposits may be required should the initial deposit not be
sufficient to cover the costs incurred by the City. If there are funds remaining, the
balance of the funds would be returned to the applicant.
The applicant shall allow 4 months after the applicant's request for staff to establish
a sub-area within the existing CFD. The sub-area is required to be established prior
to recordation of the Final Map.