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PC Res 4454RESOLUTION NO. 4454 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2017-395) FOR SITE CONFIGURATION, ARCHITECTURAL DESIGN, INCREASED FENCE HEIGHT AND TO CREATE LOTS WHICH DO NOT HAVE FRONTAGE ON A PUBLIC STREET ON PROPERTY LOCATED AT 50 SHELLEY AVENUE. ' After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the recommended approval of a Planned Development Permit (PLN2017-395):, 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 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 Planned Development Permit (PLN2017- 395) for the approval of site configuration, architectural design, increased fence height and to' create lots which do not have frontage on a public street, Tentative Subdivision Map (PLN2017-394) to create four single family lots and one commonly owned lot, Zoning Map Amendment (PLN2017-393) to change the zoning from ,R-M (Multiple- Family Residential) to P-D (Planned Development), Tree Removal Permit.(PLN2017- 397) to allow for the removal of three trees on the site, and a Parking Modification Permit (PLN2018-137) to allow two assigned parking spaces to be provided as guest parking. 2. The project site consists of a single parcel located on the southern side of Shelley Avenue between White Oaks Road and Bascom Avenue 3. The lot is currently developed with one single-family residence that will be demolished as part of the proposed subdivision. 4. Abutting land uses include single-family homes to,the west, and multi-family residential ,properties to the north, east, and south. 5. The project site is zoned R-M (Residential Multifamily) as shown on the Campbell Zoning Map and will be rezoned to P-D (Planned Development). 6. The project site is designated Low-Medium Density Residential (6-13 Units / Gr. Acre) as shown on the .Campbell General Plan Map. Planning Commission Resolution No. 4454 PLN2017-395 - 50 Shelley Avenue Recommending Approval of a Planned Development Permit Page 2 of 5 The proposed residential land use, at a density of 7.8 units/gr. acre, is consistent with the allowable land use and maximum density permitted by the Low-Medium Density Residential General Plan land use designation. 7. The proposed Planned Development Permit (PLN2017-395) may be approved concurrently, and subject to a Tentative Subdivision Map (PLN2017-394), Zoning Map Amendment (PLN2017-393). 8. The proposed Tentative Subdivision Map will allow creation of privately held parcels for fee title ownership as well as a common parcel to be improved with a private roadway, guest parking spaces, fire truck access, and landscaping. 9. The Tentative Subdivision Map has been distributed to local agencies, including Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority and the Santa Clara Valley Water District. As of the writing of this staff report, none of these agencies raised any concerns about providing services to the proposed lots. 10. The project proposes a floor area ratio of 50.7% where 50% is the maximum allowed under a zoning district of a comparable density range (i.e. R-M -Multiple-Family Residential). 11. The requested increase in floor area ratio is nominal (36-sq. ft. per unit) and may be found warranted in consideration the design includes elements that diminish the apparent mass and bulk of the structures 12. The project proposes a 5-foot setback for the south building wall of Unit '4 where a minimum of five-feet or '/2 the building wall height is the minimum required under a zoning district of a comparable density range (i.e. R-M -Multiple Family Residential). 13. The reduced 5-foot setback may be found warranted on the basis the south building wall of Unit 4 would be 75-feet away from the nearest offsite residential unit (separated by a covered carport, drive aisle, and additional row of parking spaces) and in consideration the project provides greater than required setbacks elsewhere onsite. 14. The_ project proposes up to 7-feet tall fencing along the side and rear of the property where a maximum of a 6-foot tall fence would typically be permitted. The exact locations where 7-foot tall fencing will be proposed will be coordinated with offsite property owners to the extent feasible. 15. The P-D zoning district allows for flexibility of site standards (lot coverage, floor area ratio, setbacks, etc.) when consistent with site characteristics, particularly related to the development's design and provision of open space. 16. The project would be consistent with the following General Plan policies and strategies: Planning Commission Resolution No. 4454 PLN2017-395 - 50 Shelley Avenue Recommending Approval of a Planned Development Permit Page 3 of 5 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 J 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-17.1 b: Landscapinq: Ensure that new developments provide new tree plantings, shrubs, greenery and other landscaping materials, and preserve existing trees and shrubs. 17. The project proposes 12 parking spaces (8 covered, 4 guest), where 12 parking spaces (8 covered, 2 assigned, 2 guest) are required which is allowed with the approval of the associated Parking Modification Permit (PLN2018-137) which allows for assigned parking spaces to be provided as guest parking. 18. 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. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planned Development Permit Findings (CMC Sec. 21.12.030.H.6): 1. The proposed development will clearly result in a more desirable environment and use of the land than would be possible under any other zoning district classification. 2. The proposed development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts, which are consistent with the General Plan designation of the property. Planning Commission Resolution No. 4454 PLN2017-395 - 50 Shelley Avenue Recommending Approval of a Planned Development Permit Page 4 of 5 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 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. Fence Findings,(CMC Sec. 21.12:030.H.6); included as part of Planned Development: 7. The proposed fencing would not impair pedestrian or vehicular safety. 8. The proposed fencing would result in a more desirable site layout. 9. The proposed fencing would not be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of the change. 10. The proposed fencing would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city. Environmental Findings (CMC Sec. 21.38.050): 11. 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. 12. 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 ofapproval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2017-395) for the Project located at 50 Shelley Avenue, . subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED this 14th day of August, 2018, by the following roll call vote: AYES: Commissioners: Hernandez, Krey, Ostrowski and Rivlin NOES: Commissioners: ABSENT: Commissioners: Ching, Dodd, and' Rich ABSTAIN: Commissioners: 1 Planning Commission Resolution No. 4454 PLN2017-395 - 50 Shelley Avenue Recommending Approval of a Planned Development Permit Page 5 of 5 APPROVED ATTEST: Paul Ker oyan, Secretary c [,d Jo Ile Hernandez, Actin hair EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Planned Development Permit (PLN2017-395) 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 Protect: Approval is granted for a Planned Development Permit (PLN2017- 395) approving site configuration, architectural design, increased fence height and the creation of four residential lots/units which do not have frontage on a public street, in conjunction with and subject to a Tentative Subdivision Map (PLN2017-394) to create four single family lots and one commonly owned lot, Zoning Map Amendment (PLN2017- 393) to allow a change in zoning from R-M (Multiple-Family Residential) to P-D (Planned Development), Tree Removal Permit (PLN2017-397) to allow the removal of three trees, and a Parking Modification Permit (PLN2018-138), on property located at 50 Shelley Avenue. The project shall substantially conform to the Project Plans dated July 9, 2018 except as may be modified by the Conditions of Approval herein. 2. Plan Revisions: Prior to building permit submittal the project plans shall be revised as follows: a. Fencing: The plans shall be revised to indicate aseven-foot tall fence along abutting property lines where asix-foot tall fence is typically the maximum allowed when requested by adjoining residential properties. b. Gates: Wooden gates shall be indicated on the plans to provide ease of access to trash receptacles in the rear yards of each unit. c. Eaves: Eaves shall be located outside of required fire truck turnaround areas. If an eave conflicts with a proposed fire truck turn around area, the width of the unit (and not the depth of the eave) shall be reduced as required to achieve compliance with this requirement. Where eaves overhang property lines (i.e. west of House 4) either an easement shall be provided on the Tract Map to reflect this allowance, the property line shall be adjusted, and/or the width of the unit shall be reduced to ensure the eave is either allowed or does not overhang a property line. In no case shall eaves be reduced in depth. d. Tree Protection: Tree protection measures shall be reflected on the plans and installed prior to issuance of a building permit. e. Response to SARC Feedback: The applicant shall revise the plans to reflect a mixed stucco and lap board siding, revised colors, and tree plan reflected in the Response to SARC Feedback stamped as received by the Planning Division on August 2, 2018. f. No Parking Signs: The project plans shall be updated to add "No Parking -Fire Lane" signs in multiple locations. Project revisions shall be to the satisfaction of the Director of Community Development. Exhibit A -Recommended Conditions of Approval PLN2017-395 - 50 Shelley Avenue -Planned Development Permit Page 2 of 8 3. Planning Final Required: Planning Division clearance is required prior to Building Permit final. 4. Permit Expiration: The Planned Development Permit is valid for a period of two years from the date of final City Council approval. A building permit must be obtained within this two-year period or the Planned Development Permit shall be void. 5. 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. 6. Indemnity: The applicant shall 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. 7.. Planned Development Permit:'The Planned Development Permit (PLN2017-395) is contingent upon approval of the Tentative Subdivision Map (PLN2017-394). A Tract Map may not be recorded if the Planned Development Permit expires or is revoked by the City Council. 8. 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. All active construction areas shall be watered twice daily.or more often if necessary. Increased watering frequency shall be required whenever wind speeds exceed 15miles-per-hour. b. Pave, apply water three times daily, or apply non-toxic soil stabilizers on all unpaved access roads and parking and staging areas at construction sites. c. Cover stockpiles of debris, soil, sand, and any other materials that can be windblown. Trucks transporting these materials shall be covered. d. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power` vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. e. Subsequent to clearing, grading, or excavating, exposed portions of the Site shall be watered, landscaped, treated with soil stabilizers, or covered as soon as possible. f. Installation of sandbags or other erosion control measures to prevent silt runoff to public roadways. g. Replanting of vegetation in disturbed areas as soon as possible after completion of construction. Exhibit A -Recommended Conditions of Approval PLN2017-395 - 50 Shelley Avenue -Planned Development Permit Page 3 of 8 h. Idling times shall be minimized either by shutting equipment off when not in use ot• reducing the maximum idling time to five minutes. Clear signage shall be provided for constructions worket•s at all access points. i. All construction equipment shall be maintained and pt•opet•ly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. j. Post a publicly visible sign with the telephone number and person to contact at the City of Campbell regarding dust complaints. This person shall respond and take corrective action within 48 hours. The BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. 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. Mitigation Measure GEO-1: The applicant shall comply with the recommendations in the Geotechnical Investigation, dated November 10, 2017 prepared by Wayne Ting, C.E. (No. C 46276) of Wayne Ting & Associates Inc. Such recommendations shall be incorporated into the project's final engineering design to prevent ponding of water in or near the building, ensure the conveyance of storm water away from the building, and avoid the saturation of foundation soils. The project shall use standard engineering techniques and conform to the requirements of the International Building Code to reduce the potential for seismic damage and risk to future occupants. Mitigation Measure HAZ-1: Prior to issuance of a demolition permit, a qualified contractor shall asses the property for presence of Lead-based paint (LBP) and Asbestos containing building materials (ACBM), and if present, prepare a plan, to the satisfaction of the Building Official, to properly manage and dispose of such materials. Mitigation Measure NOI-1: Windows must have a minimum STC rating of 20 dB, which is met by standard openable double-glazed thermal windows, with two 1/8" lights separated by a 1/2" air space and with good weather seals. For better reduction of loud vehicle noise, an STC performance of 30 STC is recommended, but not required. Mitigation Measure NOI-2: Outside doors shall meet a tested STC rating of 20 to 30 to match the overall sound transmission mitigation criteria. Mitigation Measure NOI-3: Mitigation of outside noise is based upon windows that are closed in order to provide the required noise protection. Therefore, all units must have a ventilation system that provides a habitable interior air quality environment with the windows closed, regardless of outside temperature. In addition, noise levels produced by Exhibit A -Recommended Conditions of Approval PLN2017-395_ - 50 Shelley Avenue -Planned Development Permit Page 4 of 8 heating and air conditioning units for the project must not themselves create a noise problem for any of the residential units associated with the project or adjacent properties. 9. 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 and color/material of the boxes for approval by the Community Development Director. Utility boxes at a minimum will be painted/treated to match the predominant backdrop, 'and indicating that to the extent feasible that utilities will be placed in the driveway and/or in front of each unit (i.e. water meter boxes) to avoid a bank of meters from being placed along the project frontage which may otherwise detract from the single-family look of the project and neighborhood. 10. 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 (gra'de, pad and drainage). 11. 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. 12. 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). 13. 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. 14. Minor Modifications: Minor Modifications to the approved project plans are subject to review and approval by the Community Development Director. Minor modifications include alterations in floor area of no more than 50 square feet on the first floor (except for PD permits where additional floor area is considered a major modification), alterations to second story windows that are not oriented toward neighboring yards and result in an increase in window area of no more than one square foot and horizontal relocation of no more than one foot from the approved window location, and minor alterations to facade material. All other modifications are subject to review at a public hearing. Exhibit A -Recommended Conditions of Approval PLN2017-395 - 50 Shelley Avenue -Planned Development Permit Page 5 of 8 15. Rough Framing/Planning Final Required: Rough framing and final inspection by the Planning Department is required. 16. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00. 17. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection. 18. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 19. 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. Exhibit A -Recommended Conditions of Approval PLN2017-395 - 50 Shelley Avenue -Planned Development Permit Page 6 of 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. Changes to the landscaping plan require Planning approval." 20. 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. Building Division 21. Permits Required: A building permit application shall be required for each `proposed new residential dwelling structures. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 22. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be' "wet stamped" and signed by the qualifying professional person. 23. Construction Plans: The Conditions of Approval shall be ~ stated in full on the cover sheet of construction plans submitted for building permit. 24. Size of Plans: The minimum size of construction plans submitted for building -permits shall be 24 inches by 36 inches. 25. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall Exhibit A -Recommended Conditions of Approval PLN2017-395 - 50 Shelley Avenue -Planned Development Permit Page7of8 be submitted with the building permit application: This report shall be prepared by a licensed engineer specializing in soils mechanics. 26. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Elevation bench marks shall be called out at all locations that are identified as "natural grade" and those that are "finished grade" and intended for use to determine the height of the proposed structure. 27. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation corner locations 28. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with C.B.C Appendix 1, Section 106. Please obtain City of Campbell Special Inspection forms from the Building Inspection Division Counter. 29. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 30. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. San Jose Water Company (408) 279-7900 (Customer Service) d. Bay Area Air Quality Management District (Demolitions Only) e. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. Exhibit A -Recommended Conditions of Approval PLN2017-395 - 50 Shelley Avenue -Planned Development Permit Page8of8 31. California Green Building Code: This project is subject to the mandatory requirements for new residential structures (Chapter 4) under the California Green Building Code, 2016 edition. 32. Construction Fencing: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems. 33. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the proposed new single family project prior to issuance of building permit. 34. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the California Residential building Code 2013 edition, and be equipped with a complying Fire Sprinkler system. 35. Storm Water Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel: Storm water shall not drain onto neighboring parcels. 36. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue- lined on the construction plans. 8'/z X 11 calculations shall be submitted as well. 37. P.G. & E.: The applicant is advised to contact P.G. &E. as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. The applicant should also consult with P.G. & E. concerning utility easements, distribution pole locations and required conductor clearances. 38. Pest Control: Prior to issuance of a demolition and/or building permit, the applicant shall be required to hire a pest control company to inspect the site for rodents and provide a report on the inspection to the City for review. If it has determined that rodents exist, a remediation plan shall be prepared by the pest control company and provided to the City for review and approval, and the remediation plan shall be implemented to rid the site of rodents prior to issuance of a demolition and/or building permit.