Loading...
CC Resolution 10709 RESOLUTION NO. 10709 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN2006-81) TO ALLOW THE CONSTRUCTION OF A NEW 5,488 SQUARE FOOT COMMERCIAL BUILDING ON PROPERTY OWNED BY LEXOR BUILDERS LOCATED AT 2135 & 2145 S. WINCHESTER BOULEVARD IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. KENNETH RODRIGUES. FILE NO: PLN2006-81. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council did find as follows with respect to application PLN2006-81: 1. The proposed project is consistent with the Planned Development Zoning Ordinance. 2. The site plan proposes the construction' a new, 5,488 square foot, one-story commercial building. 3. The project provides a total of 26 parking spaces, where 27 spaces are required. CMC Section 21.28.050 allows for consideration of an Adjustment to Parking Requirements. 4. The majority of the parking spaces are located away from the western property line which abuts residential. 5. The completed project would consist of a new, 5,488 square foot, one-story commercial building with a building coverage of 32%, landscaping coverage of 24% and paving coverage of 44%. 6. The proposed project will have a floor area ratio of 0.32 7. Six protected trees would need to be removed as part of this project. 8. The current Project Plans reflect the architectural changes discussed with staff to provide a project which reflects the quality of new Downtown redevelopment. 9. The project is Categorically Exempt under Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 2 of 13 Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 2. 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. 3. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 4. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. 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 Planned Development Permit (PLN2006-81) to allow the construction of a new 5,488 square foot commercial building on property owned by Lexor Builders located at 2135 & 2145 S. Winchester Boulevard in a P-D (Planned Development) Zoning District. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Planned Development Permit to allow the construction a new, 5,488 square foot, one-story commercial building located at 2135-2145 S. Winchester Boulevard. The building designs and site design shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 3 of 13 a. Project plans prepared by Kenneth Rodrigues & Partners, Inc and stamped as received by the Planning Division on August 14, 2006. b. Elevation and material board stamped as received by the Planning Division on August 14, 2006. 2. 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. 3. Landscape and Irriaation Plan: The applicant shall submit a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform to the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). 4. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site or on adjacent lots that are impacted by the project, and shall contain specific information about the preservation of the trees during any grading or building on site. Such tree protection measures shall be installed prior to any demolition, grading, or building (e.g. building foundations, retaining walls, tree wells, etc.) on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the dripline of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. 5. 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 (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 6. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.18.050 of the Campbell Municipal Code and shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. Existing perimeter project fencing shall be reviewed and the condition accepted by the Community Development Director or new fencing shall be installed. 7. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back- City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 4 of 13 flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Community Development Director. 8. On-Site Liahtina: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 9. Contractor Contact Information Postina: 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 the issuance of building permits. 10. Archaeoloaical & Paleontoloaical Resources: 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 anyon-site construction activity. 11. Human Burial or Skeletal Element Discoverv: In the event a human burial or skeletal element is identified during excavation or construction, work in that location shall stop immediately until the find can be properly treated. The City and the Santa Clara County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify the Native American Heritage Commission who would identify a "Most Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction with the project sponsor, shall formulate an appropriate treatment plan for the find, which might include, but not be limited to, respectful scientific recording and removal, being left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner. 12. Construction Mitiaation Measures: The following practices should be followed during all phases of site preparation and construction activities: a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. b. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 5 of 13 permit. These truck routes shall avoid access to the project site via residential streets where possible. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise- sensitive receptors such as existing residences and businesses. f. Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street so that the contractor can be made aware of noise complaints. g. Construction equipment, vehicles, and workers associated with the development of the project shall not be permitted to park on any residential streets. 13. Outdoor Storaoe: No outdoor storage shall be permitted on the subject property. No equipment, materials, or business vehicles shall be parked and/or stored outside the building beyond normal business hours. 14. Parkino & Drivewavs: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code, with the following exception: A Parking Exception is approved for this project. the approved parking scheme provides (24) uni-stall (8-1/2' x 18') and (2) accessible parking spaces for a total of (26) parking spaces, which is one space less that the required number of parking spaces (based on one space/200 s.f. of retail). 15. Location of Mechanical Equipment: No roof-mounted mechanical equipment (Le. air conditioning units, ventilation ducts or vents) shall be added to the building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires the review and approval of the Community Development Director. 16. Trash Enclosure: In order to minimize disruption to the adjacent residential properties, the trash enclosure shall not be accessed after 10 p.m. 17. Noise: In the event complaints are received by the City regarding noise, the Community Development Director, upon confirmation that that noises are being generated on the subject property, may immediately modify the hours of operation, subject to the project being brought back to the Planning Commission for review. City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 6 of 13 18. Property Maintenance: Maintain all exterior areas of the business free from graffiti, trash and rubbish. 19. SiQns and AdvertisinQ: All signs shall be installed and maintained consistent with Campbell Municipal Code (CMC) Chapter 21.30, Sign Ordinance. The property owner shall give this information to all building tenants. Of particular note is CMC Section 21.30.070, which regulates temporary signs and/or promotional devices. 20. Siqns: Signs are not approved for this project under this application. 21. Underaround Utility Waiver: An Underground Utility Waiver is not approved for this project under this application. 22. Outdoor Uses: Outdoor uses (e.g. outdoor seating, etc.) are not approved for this project under this application. 23. Liqht or Glare: Light or glare from the project shall be shielded or modified to prevent emission of light or glare beyond the subject property. The placement of outdoor lights shall eliminate spillover illumination or glare onto adjoining properties and shall not interfere with the normal operation or enjoyment of adjoining properties. 24. Wall/fence alona the West Property Line: The developer shall meet with the neighboring property owners and the Community Development Director to discuss the wall or fence proposed along the west property line. The final specification for the wall or fence shall be subject to the review and approval of the Community Development Director. 25. Street Trees: Street trees shall be provided as required by the Streetscape Standards for Winchester Blvd. as described in the Campbell General Plan, Appendix A2. Building Division: 26. Permits Required: A building permit application shall be required for each new townhouse living unit. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 27. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 28. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 7 of 13 29. 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. 30. 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. 31. 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 be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 32. 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 33. Title 24 EnerQY Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted to the Building Division. 34. Special Inspections: When a special inspection is required by U.B.C. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 35. 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. 36. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 37. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 8 of 13 on submitted construction plans. Form is available at Building Division service counter. 38. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) e. Santa Clara County Department of Environmental Health 39. P.G.&E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. FIRE DEPARTMENT 40. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and shall mot be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Division all applicable construction permits. 41. Required Fire Flow: The required fire flow for this project is 2,250 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are not spaced at the required spacing. 42. Fire Apparatus (Enaine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications Sheet A-1. 43. Fire Lane MarkinQ Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications Sheet A-6. City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit Page 9 of 13 44. ParkinQ Along Roadwavs: The required width of fire access roadways shall not be obstructed in any manner and parking shall not be allowed along roadways less than 28 feet in width. Parking may be permitted along one side of roadways 28-35 feet in width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides of the roadway. Roadway widths shall be measured curb face to curb face, with parking space based on an 8 ft width. 45. New Commercial BuildinQs: All new commercial buildings shall comply with standard specifications SI-7 for construction site fire safety. 46. Public Fire Hvdrant(s) Required: Provide 1 public fire hydrant(s) at location(s) to be determined by the Fire Department and San Jose Water Company. Hydrant(s) shall have a minimum single flow of 2,250 GPM at 20 psi residual, with spacing not to exceed 250 feet. Prior to applying for building permit, provide civil drawings reflecting all fire hydrants serving the site. To prevent building permit delays the developer shall pay all required fees to the water as soon as possible. 47. Timing of Required Water Supplv Installations: Installations of required fire services(s) and fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of framing or delivery of bulk combustible materials. Building permit issuance may be withheld until required installations are completed, tested, and accepted. 48. Fire Hvdrant: Prior to project final inspection, the general contractor shall ensure that an approved ("Blue Dot") fire hydrant location identifier has been placed in the roadway, as directed by the Fire Department. 49. Fire Department Kev Box Required: The building shall be equipped with a permanently installed emergency access key lock box (Knox), conforming to Fire Department Standard Detail and Specification sheet K-1. At time of final inspection, access key shall be provided to the Fire Department. 50. Premises Identification: Approved 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. Numbers shall contrast with their background. PUBLIC WORKS DEPARTMENT 51. Preliminarv Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 52. RiQht-of-Wav for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along the S. Winchester Blvd. and W. Rincon Ave. frontages to accommodate a 45' half street City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 10 of 13 width and 30' half street width, respectively. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staffs comments and fully complete the right-of-way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 53. Street Improvements: Prior to issuance of any grading or building permits for the site, 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: Rincon Avenue: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approach, sidewalk, curb and gutter. d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. e. Installation of City approved street trees, tree wells and irrigation at 30 feet on center. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. h. Installation of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. S. Winchester Blvd.: a. Show location of all existing utilities within the new and existing public right of way. City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 11 of 13 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, sidewalk, curb and gutter. d. Removal of existing curb ramp at southwest corner of Winchester Blvd. and W. Rincon Avenue. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. f. Installation of ADA compliant curb ramp at southwest corner of Winchester Blvd. and W. Rincon Avenue. g. Installation of City approved street trees, tree wells and irrigation at 30 feet on center. h. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. i. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. j. Installation of traffic control, stripes and signs. k. Construction of conforms to existing public and private improvements, as necessary. 54. Additional Street Improvements: Should any new utility main lines or other work required to service the development that affects any public improvements, the City may add conditions to the development/project, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 55. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 56. Maintenance of LandscapinQ: 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. 57. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 12 of 13 Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 58. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer c1eanout(s) shall be relocated or installed on private property behind the public right-of-way line. 59. 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. 60. Utilitv 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. 61. 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. S. Winchester Blvd. was overlaid in 2002. 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. 62. Gradina and Drainaae Plan: Prior to issuance of any grading or building permits for the site, 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. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 63. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee, currently set at $2,650 per net acre. 64. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. City Council Resolution PLN2006-81 - 2135 & 2145 S. Winchester Boulevard - Planned Development Permit PaQe 13 of 13 a. Resources to achieve these objectives include: i. Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003 ii. 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 iii. 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 65. Lot MerQer: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the merger of the two lots into one lot. This action can be accomplished with a map or a lot line adjustment. The applicant shall submit the necessary documents, pay the current processing fees and fully process the merger with City staffs comments. Should a record of survey be required per Section 8762 of the Business and Professions Code, a recorded copy of the record of survey shall be submitted prior to issuance of any grading or building permits. 66. LeQal Lot: The applicant shall provide documentation to ascertain that the lot has been legally created PASSED AND ADOPTED this 21st following roll call vote: day of November 2006, by the AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Kennedy, Hernandez, Burr, Furtado, Watson None None None ATTEST: rJ~ Anne Bybee, City Clerk .0 APPROVED: :j~ -' Jeanette Watson, Mayor