CC Resolution 12463RESOLUTION NO. 12463
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A .TENTATIVE SUBDIVISION MAP
(PLN2018-236) TO CREATE SIX PRIVATE LOTS AND ONE
COMMON LOT, AND ASSOCIATED PUBLIC AND PRIVATE
EASEMENTS AND ALLOW THE VACATION OF EXCESS PUBLIC
RIGHT OF WAY, ON PROPERTY LOCATED 1429 & 1445
WESTMONT AVENUE.
FILE NO.: PLN2018-236
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to the recommended approval of a Tentative
Subdivision Map (PLN2018-236):
Environmental Finding
An Initial Study has been prepared for the proposed 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 is application for a Zoning Map Amendment Zoning Map
Amendment (PLN2018-237) to rezone the project site from R-1-6 (Single -Family
Residential) to P-D (Planned Development); a Planned Development Permit (PLN2018-
215) to allow construction of six two-story single-family homes, a new private street, and
associated site and landscaping improvements; a Tentative Subdivision Map (PLN2018-
236) to create six private lots and one common lot, and associated public and private
easements and allow the vacation of excess public right of way; and a Tree Removal
Permit (PLN2018-239) to allow removal of on -site protected trees.
2. The approximately 1.25 acre project site is comprised of two single-family properties (1429
& 1445 Westmont Avenue) that are located on the north side of Westmont Avenue,
between Harriet Avenue and Jasmine Court. The properties are developed with single -
story single-family homes, several accessory. structures, (i.e. shed, gazebo, and garage),
and 21 trees (spanning both lots) which are all proposed to be removed.
3. The project site abuts residentially zoned properties in all directions.
4. The project site is currently designated by the Campbell Zoning Map as R-1-6 (Single -
Family Residential, 6,000 Square -Foot Minimum Lot Size) and would be rezoned by to P-D
(Planned Development).
5. The project site is designated by the Campbell General Plan Land Use Diagram as Low
Density Residential (Less than 6 units/Gr. 'Acre). The proposed project would result in
approximately four and a half units per gross acre, consistent with General .Plan Land Use
Designation.
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City Council Resolution No. 12463 Page 2 of 3
Approving.a Tentative Subdivision Map
1429 & 1445 Westmont Avenue — File No.: PLN2018-236
6. The proposed Tentative Subdivision Map (PLN2018-236) is considered in conjunction with
and subject to, a Planned Development Permit (PLN2018-215) to allow constructionof six
two-story single-family homes, a new private street, and associated site and landscaping
improvements.
7. 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, fire
truck access, and landscaping.
8. The proposed Tentative Subdivision Map incorporates a requirement for off -site public
improvements including (but not limited to) curb, gutter, sidewalk and park strip.
9. The proposed Tentative Vesting Subdivision Map would result in parcels that range in size
from approximately 6,526 square -feet to 9,906 square feet (not including an 11,792 square
foot common lot), exceeding the minimum lot size of 6,000 square -feet required by the R-1-
6 (Single -Family Residential) Zoning District. As such, the proposed project complies with
San Tomas Area Neighborhood Plan (STANP) Land Use Policy 'M-3' (Planned
Development Zones) that requires proposed subdivisions in the P-D (Planned`
Development) Zoning District create parcels that are least equal to the predominant
minimum lot size requirement of parcels contiguous to, or directly across a public right-of-
way from the project site.
10. As specified by San Tomas Area Neighborhood Plan (STANP) Land Use Policy 'M-1'
(Planned Development Zones), the proposed Tentative Vesting Subdivision Map will
include a requirement to record Covenants, Conditions and Restrictions (CC&R's) for the
project and establishment of a Homeowner's Association to ensure the long-term
maintenance and continued architectural integrity of the project. '
Based upon the foregoing findings of fact and pursuant, the City Council further finds and 1
concludes that:
1. The proposed Tentative Subdivision Map is consistent with the General Plan and Zoning
Ordinance of the City.
2. The proposed Tentative Subdivision Map does not impair the balance between the housing
needs of the region and the public service needs of its residents and available fiscal and
environmental resources.
3. The design of the 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.
City Council Resolution, No. 12463 Page 3 of 3
Approving a Tentative Subdivision Map
1429 & 1445 Westmont Avenue - File No.: PLN2018-236
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 City Council approves a Tentative Subdivision Map
(PLN2018-236) to create six private lots and one- common lot, and associated public and
private easements and allow the vacation of excess public right of way on property located at
1429 and 1445 Westmont Avenue, subject to the attached recommended Conditions of
Approval (attached Exhibit A).
PASSED AND ADOPTED this 18th day of June, 2019, by the following roll call vote:
AYES: COUNCILMEMBERS: Resnikoff, Bybee, Gibbons, Landry, Waterman
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVED:
Richaid M. Waterman, Mayor
ATTEST:
Wendmood, City Clerk
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EXHIBIT A
CONDITIONS OF APPROVAL
Tentative Subdivision Map (PLN2018-236)
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 Subdivision Map (PLN2018-236) to
allow creation of six private lots and one common lot, and associated public and private
easements and allow the vacation of excess public right of way on property located at 1429
& 1445 Westmont Avenue. The Tract Map, shall substantially conform to Tentative
Subdivision Map (and associated civil sheets), included within the Revised Project Plans,
dated as received by the Planning Division on May 17, 2019, except as may be modified by
the Conditions of Approval herein.
r
2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of two (2)
years from the effective date of the associated City Council Ordinance for a Zoning Map
Amendment (PLN2018-237), unless an Extension of Time is granted prior to the expiration
date.
3. Planned Development Permit: The Tentative Subdivision Map is contingent upon approval
of the associated Planned Development Permit (PLN2018-215). However, a Tract Map
may not be recorded if the Planned Development Permit expires.
4. Perpetual Development Standards: Should the associated Planned Development Permit
(PLN2018-215) expire after the Tract Map has been recorded, any future development
shall substantially comply with the aforementioned Revised Project Plans, dated as
received by the Planning Division on May , 17, 2019, which shall constitute the objective
standards for the Planned Development Zoning District established for the subdivision.
5. Park Impact Fee: A fee in -lieu of parkland dedication pursuant to Campbell Municipal Code
Chapter 20.24 (Park Impact Fees and Park Land Dedication Subdivisions) is required. The
in -lieu fee shall be equal to the fee for six (6) new dwelling units based on a density range
of less than 6 units per gross acre less credit for two (2) existing dwelling units. The fee in
effect at the time of payment, as established by the City's Schedule of Fees, shall be the
fee due. Seventy-five percent (75%) of the fee shall be due to prior to recordation of a Tract
Map. The remaining 25% shall be due prior to issuance of a Certificate of Occupancy.
6. Mitigation Measures: The Mitigation Measures identified in the Mitigated Negative
Declaration for the project, as also included in the Resolution approving the associated
Planned Development Permit (PLN2018-215) are herein incorporated by reference.
Conditions of Approval Page 2. of 8
Tentative Subdivision Map (PLN2018-236)
1429. and 1445 Westmont Avenue
7. Covenants, Codes and Restrictions (CC&R's): Prior recordation of the Tract Map, the
applicant shall submit for review and approval by the City a copy of the draft CC&R's
which shall include the following provisions. The, draft CC&R's shall be accompanied with
a response letter that indicates where in the CC&R's each of the following provisions has
been addressed.
a. Formation of a Homeowner's Association to ensure ,the long-term maintenance of
buildings and property.
b. Continued architectural controls to ensure the architectural integrity of the project.
c. Definition of common areas to be maintained and provision of maintenance for these
areas.
d. Provision which shall define the rights of use, allowable landscape or open space
improvements.
e. Provision that all landscaping —including private landscaping located in front, side, and
rear yards —shall be maintained in compliance with the Model Water Efficient
Landscape Ordinance (MWELO) Landscape Documentation Package.
f. Provision of a funding mechanism to ensure maintenance and upkeep of common
areas.
g. Provision to provide ` ongoing maintenance of the required private roadways,
landscaping, and etc.
h. Provision that requires ongoing maintenance of the landscaped park strip and tree wells
in the public right of way. This includes, but is not limited to: trees, lawn, plantings,
irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to
grow to a mature height.
i. Provision for regular monitoring and maintenance of the stormwater system, in
accordance with the manufacturer's recommendations, including the permeable
pavement as specified by Condition of Approval No. 21 (Permeable Pavement). .
j. Provision for regular monitoring and . maintenance of the private sanitary system as
described by the designing engineering, and as approved by the City Engineer.
k. Provision for the availability of interior garage space for the parking of vehicles at all
times.
I. Provision to prohibit the use of outside parking spaces for storage purposes, including
boats, trailers, and recreational vehicles.
m. Provision to prohibit vehicle washing, and vehicle repair and maintenance activities in
the project site, including, but not limited to garages and common parking areas.
n. Provision that requires that all landscaping, including but not limited infiltration plantings,
be, maintained as depicted on the final landscaping plan.
o. Provision that all guest parking stalls shall be reserved for guest use only and shall not
be reserved or otherwise restricted by individual homeowners.
Conditions of Approval Page 3 of 8
Tentative Subdivision Map (PLN2018-236)
1429 and 1445 Westmont Avenue
Public Works Department:
The scope of this project triggers the requirement for Frontage Improvements as required
by Campbell Municipal Code 11.24.040. Per the San Tomas Area Neighborhood Plan, this
section of Westmont Avenue has been designated for new curb, gutter, sidewalk and park
strip. Because this is a private street, the driveway is subject to a multi -family driveway.
The applicant is subject to all public improvements called out in these conditions.
8. Preliminary Grading and Utility Plans: The prelimin
rading and utility plans shall be
required to modify the various items as follows:
a. The applicant shall be required to modify the existing catch basin where the new
driveway approach has been proposed. The modification to the existing catch basin
shall be per the Detail SD-5 "Adaptation for Existing Catch Basin in New Driveway'
detail by the City of Santa Clara. The current proposal to convert. the catch basin to
an inlet is not permitted.
b. The proposed lateral storm drain connection shall be directly connected to the storm
drain main on Westmont Avenue. The applicant shall show the existing storm drain
main on Westmont, include relevant information in the construction plans to connect
directly to the'main with a SD manhole. The applicant may be required to extend the
storm drain main if necessary to the project site longitudinally.
c. All private 6" storm drain laterals from the biotreatment areas connecting to the 12"
SD shall meet the minimum materials and construction requirements as if these
were in the public right 'of way.
d. Storm sump w/pump will be subject to review during the construction review
process.,A backflow valve may be required downstream from the pump. Given the
critical nature of the pump, two pumps will be required for redundancy. Applicant will
also be required to provide an alert system that notifies the HOA in the event of a
pump malfunction. Maintenance of the storm drain lateral from the sump pump to the
new manhole in Westmont Avenue shall be the responsibility of the HOA.
e. All maintenance and replacement work for the storm drain lateral connection to the
main shall be the responsibility of the homeowner (HOA). This shall be incorporated
in the CC&R's.
f. Joint Trench shall be installed within the required Public Service Easement outside
of the sidewalk area along the Westmont Avenue frontage (along Lot 1 and portions
of the common area fronting Westmont Avenue).
g. The proposed joint trench along the proposed lot frontages shall be located either
with in the common area or the applicant shall provide an easement for the
proposed joint trench along the lot frontages. The proposed joint trench crossing
property lines without an easement is not permitted.
h. Where the existing retaining wall ends on the easterly boundary, the applicant will be
required to extend the retaining wall to end at least 5 feet past the proposed sump
pump area.
i. The applicant will be required to design the building plans so that there is a closed
roof drain system i.e. downspouts shall be connected and sent to the biotreatment.
9. Construction Drawings: The applicant shall submit the required Tract Map, Street
Improvement Plans, and Grading and Drainage Plans directly to the Public Works
Conditions of Approval
Tentative Subdivision Map (PLN2018-236)
1429 and 1445 Westmont Avenue
Page 4 of 8
Department prior to, or concurrent with the building permit application. Said application
shall include the following:
A. Response Letter: Upon submittal of the required plans, the applicant shall provide an
itemized response letter verifying that all the Public Works Conditions of Approval have
been met or addressed.
B. Submittal Requirements: The checklist for the various plans required for submittal can
be found on the City's Website at City Services► Public Works► Engineering► Land
Development► Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist forTract Map
ii. Checklist for Grading and Drainage
iii. Checklist for Street Improvement Plans
iv. Vacation of Right of Way Requirements
10. Vacation of Public Street and Easements: Prior to recordation of the Final Map, the
applicant shall fully complete the street vacation process. The applicant shall submit a
vacation of excess right-of-way application for approval by the City Engineer, pay the
current application processing fee, process the application with City staff's comments and
fully complete the street vacation.
11. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Map for review by the City and recordation, upon approval
by the City Council, pay various fees/deposits and submit the map in a digital format
acceptable to the City.
12. Covenants. Conditions, and Restrictions: Provide copies of CC&Rs for review by the City
'prior to recordation of the Final Map and CC&Rs. Maintenance of the stormwater
treatment facilities shall be part of the CC&Rs. All biotreatment facilities located on
individual private properties proposed on the preliminary Stormwater Management Plan
shall be the responsibility of the HOA to maintain. These biotreatment areas shall not be
maintained by each of the homeowners.
13. Preliminary Title Report: Upon submittal of the Final Map, the applicant shall provide a
current (within the past 3 months) Preliminary Title Report.
14. Public Service Easement: Upon recordation of the Final Map, the applicant shall grant a
public service easement on private property, contiguous with the public right-of-way and
within Lot 1 and the common area fronting Westmont Avenue, 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.
15. Private Easements: Upon recordation of the Final Map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
16. 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
Conditions of Approval
Tentative Subdivision Map (PLN2018-236)
1429 and 1445 Westmont Avenue
Page 5 of 8
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.
17: Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
18. Soils Report: Upon submittal of the Final Map, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
19. 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.
20. 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 $2,661.00.
21. NOI — Notice of Intent: NPDES General Construction Permit: Prior to issuance of any
grading or building permits, the applicant shall comply with the NPDES General
Construction Permit requirements including paying fees, filing a Notice of Intent and
providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall provide
the City with a copy of the filed Notice of Intent and SWPPP. This applies to all projects
which disturb a land area of one acre or more. Disturbance includes grading, filling,
grubbing, clearing, vegetation removal, building, demolition etc.
22. 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
Conditions of Approval
Tentative Subdivision Map (PLN2018-236)
1429 and 1445 Westmont Avenue
Page 6 of 8
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 and preliminary grading plans, 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 issuance of any grading or building permits and 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.. 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:
1. The stormwater management facilities were constructed,in compliance with
the approved plans.
2. The as -built drawings, show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes,are in conformance with local, state, or federal regulations.
23. 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.
24. 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.
Conditions of Approval Page 7 of 8
Tentative Subdivision Map (PLN2018-236)
1429 and 1445 Westmont Avenue
25. 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.
26. 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.
27. Pavement Restoration: The applicant shall restore the pavement in compliance with City
standard requirements. In the event that the roadway has recently received a pavement
treatment or reconstruction, the project will be -subject to the City's Street Cut Moratorium.
The applicant will be required to perform enhanced pavement restoration consistent with
the restoration requirements associated with the Street Cut Moratorium. The City's*
Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed
information on the streets currently under moratorium and the enhanced restoration
requirements.
28. 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. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
C. Removal of existing driveway approaches and necessary sidewalk, curb and gutter.
D. Removal and replacement of any damaged sidewalk, curb and gutter, street trees shall
be at the discretion of the Public Works Inspector prior all public works final sign off.
E. Removal of existing street section to centerline, as required by the City Engineer.
F. Installation of City approved street trees and irrigation at 30 feet on center.
G. Installation of City standard curb, gutter, park strip, sidewalk and ADA compliant multi-
family driveway approach along the entire frontage of Westmont Avenue. Public
improvements shall conform to the recent project development for 1411 and 1421
Westmont Avenue per Encroachment Permit No. 2014-00053.
H. Installation,of no mow (fine fescue and hair grass Deschampsia) turf in the park strip.
I. Installation of engineered structural pavement section to centerline, as required by the
City Engineer.
Conditions of Approval
Tentative Subdivision Map (PLN2018-236)
1429 and 1445 Westmont Avenue
Page 8 of 8
J. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer. See requirements
on City's Street Cut Moratorium.
K. Installation of one Caltrans Type 15 LED -streetlight at the most westerly boundary,
including conduits, conductors and related facilities in accordance with the City of
Campbell's Street Lighting Policies.
L. Installation of traffic control, stripes and signs.
M. Construction of conforms to existing public and private improvements, as necessary.
N. Submit final plans in a digital format acceptable to the City.
29. 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.
30. 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.
31. 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.
32.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.