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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 Recommended Conditions of Approval Page 2 of 11 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 Recommended Conditions of Approval Page 3 of 11 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 Recommended Conditions of Approval Page 4 of 11 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 Recommended Conditions of Approval Page 5 of 11 Tentative Vesting Subdivision Map - PLN2016-318 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. Recommended Conditions of Approval Page 6 of 11 Tentative Vesting Subdivision Map - PLN2016-318 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. Recommended Conditions of Approval Page 7 of 11 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. Recommended Conditions of Approval Page 8 of 11 Tentative Vesting Subdivision Map - PLN2016-318 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. Recommended Conditions of Approval Page 10 of 11 Tentative Vesting Subdivision Map - PLN2016-318 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. Recommended Conditions of Approval Page 11 of 11 Tentative Vesting Subdivision Map - PLN2016-318 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.