CITY OF MOUNTAIN VIEW
RESOLUTION NO. 18488
SERIES 2020
A RESOLUTION APPROVING A VESTING TENTATIVE MAP TO CREATE FOUR
LOTS, OF WHICH THREE ARE FOR CONDOMINIUM PURPOSES, AND A COMMON LOT AT 1001 NORTH SHORELINE BOULEVARD
WHEREAS, an application was received from Sares Regis for a Vesting Tentative Subdivision Map to createfour lots for condominium purposes and a common lot at 1001 North Shoreline Boulevard ( Application No. PL - 2017- 184); and WHEREAS, on May 6, 2020at a duly noticed public hearing, the Environmental Planning Commission consideredthis requestand recommendedthe Tentative Map be approved subject to the attached conditions of approval; and WHEREAS, on June 30, 2020, the City Council held a public hearing on said request and received and considered all evidence presented at said hearing, including the attached conditions of approval; and
WHEREAS, the Vesting Tentative Map would not be detrimental to the public interest, health, safety, convenience, or welfare of the community becausethe project will be consistent with the policies included in the General Plan, and the Vesting Tentative Map facilitates the construction of new high- density residential development and associated improvements that can be fully served by the physical infrastructure and services provided within the City of Mountain View;
NOW, THEREFORE, BE IT RESOLVED, pursuant to Chapter 28 of the Mountain View City Code and the Subdivision Map Act, that the City Council of the City of Mountain View finds that:
1. Pursuant to Section 66473. 5 and Subsections ( a) and ( b) of Section 66474 of the Government Code, and Section 28.8 of the Mountain View City Code, the City Council hereby finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan Land Use Designation of Mixed - Use Center of the City, including all required elements therein applicable to said property as the project will introduce a variety of land uses (office, residential, and commercial) on the project site. The proposed project intensity of 2.01 floor arearatio FAR) is under the maximum FAR of 2. 5 allowed under the Mixed - Use Center Land Use Designation. The proposed seven -story height is also under the allowed maximum height of eight stories.
1-
Attachment 2
2. Pursuant to Subsections ( c) and ( d) of Government Code Section 66474, the proposed subdivision is physically suitable for the proposed residential development and improvements at a density of 38.8 dwelling units per acre as the site adequately accommodates vehicle, pedestrian, and bicycle circulation to meet requirements for life - safety, City services, and residents of the project. Additionally, the proposed Vesting Tentative Map facilitates the construction of a new high- density residential development, a new parking garage, and associatedimprovements that can be fully servedby the physical infrastructure and servicesprovided within the City of Mountain View. The design of the subdivision and type of improvements will not conflict with easements, acquired by the public at large, for accessthrough or use of, property within the proposed subdivision, and new easements will be acquired for sewer and water utility improvements and connections through the site that are needed to support future growth in the City pursuant to GovernmentCodeSection66474, Subsection (g).
3. The design of the subdivision and proposed improvements would not be detrimental to the public interest, health, safety, convenience, or welfare of the community becausethe project will be consistent with the policies included in the General Plan and pursuant to Subsection ( f) of Government Code Section 66474.
4. An Environmental Impact Report ( EIR) was prepared for the project and circulated for the required 45 -day public comment period, which ended on November 11, 2019. Staff has received no comments on the Draft EIR. The Draft EIR determined that all significant impacts of the proposed project have been mitigated to less -than - significant with the incorporation of mitigation measures and implementation of standard City conditions of approval. Therefore, the design of the subdivision and proposed improvements will not result in environmental damage or unavoidable injury to fish and wildlife habitats pursuant to Subsection ( e) of Government Code Section 66474.
5. The Vesting Tentative Subdivision Map for creating four lots for condominium purposes and a common lot, incorporated herein by reference as Exhibit A, is hereby recommended for approval subject to the subdivider' s compliance with all of those conditions of approval attached hereto and incorporated herein by reference as Exhibit B.
IPA
The foregoing Resolution was regularly introduced and adopted at a Special Meeting of the City Council of the City of Mountain View, duly held on the 30th day of June 2020, by the following vote:
AYES: Councilm. einbers Clark, Hicks, Matichak, McAlister, Ramirez, Vice Mayor Kamei, and Mayor Abe- Koga
NOES: None
ATTEST: APPROVED:
41,
LISA NATUSCH M R T ABV-KOUA
CITY CLERK M
3 I do hereby certify that the foregoing Resolution was passed and adopted by the City Council of the City of
Mountain View at a Special Meeting held on the 30th
day of June2020, by theforegoingvote.
City lerV
City of Mountain View
Exhibits: A. Tentative Map
B. Subdivision Conditions of Approval
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Exhibit A
D BKF ENGINEERS
VESTING TENTATIVE MAP
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5 LOT SUBDIVISION
LOT1ISFORCONDOMINIUMPURPOSESCONSISTINGOF203RESIDENTIALUNITSANDI COMMERCIALUNIT, LOT 3 IS FOR CONDOMINIUMPURPOSES CONSISTING OF I UNIT FOR PARKING, LOT 4 IS FORCONDOMINIUMPURPOSESCONSISTINGOF 100 RESIDENTIALUNITS 5 pon" m
10" 01 NORTH SHORELINE BOULEVARD
LEGEND CITY OF MOUNTAIN VIEW, SANTA CLARA COUNTY, CALIFORNIA GENERAL NOTES ldhm
1. OWNER: LH SHORELINE LP J&
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ORU NOER MY DIRECTION IN ACCORDANCE WITH STANDARD CONDUCTED OCTOBER 2017. 13
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ABBREVIATIONS LEGEND
CALTRANS
CALIFORNIA DEPARTMENT OF
CME
TRANSPORTATION
CALTRANS MAINTENANCE EASEMENT
DOC DOCUMENT
ASEMENT TO BE
EMERGENCY VEHICLE ACCESS EASEMENT
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ABBREVIATIONS LEGEND
CALTRANS CALIFORNIA DEPARTMENT OF
CME
TRANSPORTATION
CALTRANS MAINTENANCE EASEMENT
DOC DOCUMENT
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
EXC. EXCEPTION
NO
NUMBER
O.
R.
OFFICIAL RECORD
PSSE PUBLIC SANITARY SEWER EASEMENT
PTR PREUMINARY TITLE REPORT
PWE PUBLIC WATER EASEMENT
PUE PUBLIC UTILITY EASEMENT
W
JOINT ACCESS & Ul1LITY EASEMENT _
PER PARCEL B. DOC. 22095740 n
PER PARCEL B, DOC. 23032282
3 TO REMAIN
1. 58 ACRES _ _
LOT 3
EXISTING BOUNDARY LINE
NEW LOT UNES -
ADJACENT PARCEL LINES - -
NO ACCESS UNE
MONUMENT LINE — - - —
CENTER LINE — - -
VERIZON LEASE LINE — - - —
EASEMENT LINE ( NEW) — —
EASEMENT LINE ( E) TO REMAIN — — — -
INDISTANCE INSIDE SUBJECT BOUNDARY
M - M MONUMENT TO MONUMENT DISTANCE
OUT DISTANCE OUTSIDE SUBJECT BOUNDARY
1 RECORD DATA PER W MAPS 56
2 RECORD DATA PER 455 ROS 56- 57
3 RECORD DATA PER DOC NO. 21494974
4 RECORD DATA PER DOC NO. 14046575
NOTES
1. BEARINGS AND DISTANCES OF EXISTING
PARCEL ARE SHOWN ON SHEET TM - 4.
GRAPHIC SCALE i"= 40' 0 - mg Numb -
40 0 40 80 TM - 2
2 OF 4
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EXC.
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W o
NUMBER
FOR CONDOMINIUM PURPOSES
i W
PSSE
CONSISTING NIT FOR
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PREUMINARY TITLE REPORT
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PUBLIC WATER EASEMENT
PUE
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A I CONDOMINIUM UNITS
v ( 1. 14 ACRES)
TERRA BELLA AVENUE
ABBREVIATIONS
CALTRANS CALIFORNIA DEPARTMENT OF
CME
TRANSPORTATION
CALTRANS MAINTENANCE EASEMENT
DOC DOCUMENT
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
EXC. EXCEPTION
NO NUMBER
O.
R.
OFFICIAL RECORD
PSSE PUBLIC SANITARY SEWER EASEMENT
PTR PREUMINARY TITLE REPORT
PWE PUBLIC WATER EASEMENT
PUE PUBLIC UTIUTY EASEMENT
3' X4' PUE
TO REMAIN
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EXISTING BOUNDARY LINE
NEW LOT LINES — - -
ADJACENT PARCEL LINES -
NO ACCESS LINE
MONUMENT UNE — - - —
CENTER LINE — - - -
VERIZON LEASE UNE - - —
EASEMENT UNE ( NEW) — —
EASEMENT UNE ( E) TO REMAIN — —
IN DISTANCE INSIDE SUBJECT BOUNDARY
M - M MONUMENT TO MONUMENT DISTANCE
OUT DISTANCE OUTSIDE SUBJECT BOUNDARY
1 RECORD DATA PER W MAPS 56
2 RECORD DATA PER 455 ROS 56- 57
3 RECORD DATA PER DOC N0. 21494974
4 RECORD DATA PER DOC N0. 14046575
NOTES
s
1. BEARINGS AND DISTANCES OF EXISTING
PARCEL ARE SHOWN ON SHEET TM - 4.
a
v
D-., Numb-. GRAPHIC SCALE i"= 40'
40 0 40 80 TM - 3
3 CF 4
m BK,,, Ere,PINEERS
CURVE TABLE
UNE TABLE
UNE NO. LENGTH DIRECTION
L34 42. 73 N00' OObO" E
L37 5. 60 N24' 18' 33" E
L 52. 00 N20' 47' 27" W
L47 3. 93 N65' 47' 27" W
sm
77. 39 N00' 00' 00" E
L44 251A2 N90' 00' 00" W
L45 121. 28
UNE TABLE
L47 64. 69 N74' Oi' 04" E
j
UNE NO. LENGTH DIRECTION
L57 10. 56
w
egg
Ll 60. 58 N8958h 5" W
89' 59' 59" E
L55 13. 00 500' 00' 00" E
L2 7. 13 500' 01' 45" W
N90' 00' 00" E
L57
13. 00
ac
lb 267. 62 500' 01' 25" E
N90' 00' 00" E
045' 00' 00"
C12
w
z
l6 77. 38 N89' 59' 55" W
C13 7. 22
20. 00
5. i 6
WROM a
L8 44. 00 N90' 00' 00" W
50. 00
42. 13 500' 00' 00" E
L10 81. 40 N89' 59' 56" W
C16 3. 93 5. 00
O
L72 3. 00 N00' 00' 05" E
5. 00 045' 00' 00"
C18
ii. d7
Lia 38. 00 N90' OObO" W
C19 27.' 3 21. 00 074' 01' 07"
L14 2. 92 500' 00' 00" E
30. 00 015' 58' 14"
Liz 19. 50 N00' 02' 06" E w
w
L18 29. 03 N90' 00' 00" W
lig 28. 97 N90' 00' 00" E
z
w
L20 19. 00 N00' 00' 00" E
L23 20. 10 S00' 00' 00" E
Q
Z
L24 136. 72 N90' 00100" E O
CiLL
L26 45. 33 N52' 08' 36" E
L27 12. 16 545' 00' 00" E Q> Lu<
J
L29 42. 40 S00' 00' 00" E
m m
L31 69. 42 520' 41' 27" E
L33
W
Q
Q Q
W IX
UW0
a
1-= p z
N
a (/ 1
LU Lu
p Z Lu
Lu z0
z
O
S
Szl
a
x
s
u
6 5
R
Grow ng Number.
TM - 4
le 4 CE 4
CURVE TABLE
UNE TABLE
UNE NO. LENGTH DIRECTION
L34 42. 73 N00' OObO" E
L37 5. 60 N24' 18' 33" E
L 52. 00 N20' 47' 27" W
L47 3. 93 N65' 47' 27" W
L43
77. 39 N00' 00' 00" E
L44 251A2 N90' 00' 00" W
L45 121. 28
N00' 00' 00" W
L47 64. 69 N74' Oi' 04" E
L49 16. 84 N89' S9' 79" E
L57 10. 56
554' 12' 39" E
L53 86. 02
89' 59' 59" E
L55 13. 00 500' 00' 00" E
L56 76. 50
N90' 00' 00" E
L57
13. 00 N00' 00' 00" E
L59 18. 45
N90' 00' 00" E
045' 00' 00"
C12
78. 06 50. 00 020' 41' 27"
C13 7. 22
20. 00 020' 41' 27"
C14 12. 61
50. 00
42. 13 500' 00' 00" E
CURVE TABLE
UNE TABLE
UNE NO. LENGTH DIRECTION
L34 42. 73 N00' OObO" E
L37 5. 60 N24' 18' 33" E
L 52. 00 N20' 47' 27" W
L47 3. 93 N65' 47' 27" W
L43 77. 39 N00' 00' 00" E
L44 251A2 N90' 00' 00" W
L45 121. 28 N00' 00' 00" W
L47 64. 69 N74' Oi' 04" E
L49 16. 84 N89' S9' 79" E
L57 10. 56 554' 12' 39" E
L53 86. 02 89' 59' 59" E
L55 13. 00 500' 00' 00" E
L56 76. 50 N90' 00' 00" E
L57 13. 00 N00' 00' 00" E
L59 18. 45 N90' 00' 00" E
CURVE TABLE
CURVE TABLE
LENGTH RADIUSCURVE N0, LENGTH RADIUS DELTA
C1
4. 71 3. 00 089' 58' 15"
C2 33. 00 27. 00 090" 07' 30"
C3 7. 85 5. 00 090' 00' 00"
C4 7. 96 5. 00 097' 72' 00"
CS 7. 85 5. 00 090' 00' 00"
C6 8. 27 5. 00 094' 48' 75"
C7 47. 63 28. 00 085' 17' 45"
C8 32. 09 28. 00 065' 40' 24"
C9 7. 99 1. 00 174b3' O6"
C10 172. 02 178. 06 055' 21' 05"
C17 7. 85 10. 00 045' 00' 00"
C12 78. 06 50. 00 020' 41' 27"
C13 7. 22 20. 00 020' 41' 27"
C14 12. 61 50. 00 014' 2709"
C75 6. 77 10. 00 036' 45' 41"
C16 3. 93 5. 00 045' 00' 00"
C17 3. 93 5. 00 045' 00' 00"
C18 ii. d7 10. 00 065' 4127"
C19 27.' 3 21. 00 074' 01' 07"
C20 8. 36 30. 00 015' 58' 14"
CURVE TABLE
WRVS N0. LENGTH RADIUS DELTA
C21 18. 75 30. 00
32. 48 52. 00
C23 4. 77 3. 00
M(
035' 4Z' 02'
C22
C24 4. 77 3. 00
Exhibit B
SUBDIVISION CONDITIONS
1001 NORTH SHORELINE BOULEVARD
APPLICATION NO. PL - 2017- 184)
1. PHASED FINAL MAPS: Multiple final maps may be filed prior to the expiration of the tentative map.
Subdivision Conditions of Approval must be satisfied prior to acceptance of the First Final Map except where notedin specificconditions or otherwiseapproved by the Public Works Director.
2. MAP SUBMITTAL: File a final map, which may be a phased final map, for approval and recordation in accordance with the City Code and the California Subdivision Map Act prior to the issuance of each building permit for residential buildings on the property within the subdivision. All existing and proposed easements are to be shown on the map. Submit two black -line copies of the map to the Public Works Department for review together with all items on the Map Checklist concurrent with the Off -Site Improvement Plans.
3. MAP DOCUMENTS: Prior to the approval and recordation of the map, submit a subdivision guarantee, County Tax Collector' s letter regarding unpaid taxes or assessments, and subdivision security if there are unpaid taxes or special assessments.
4. SOILS REPORT: Soils and geotechnical reports prepared for the subdivision shall be indicated on the final map.
Submit a copy of the report with the first submittal of the final map. a. As required by the StateSeismicHazards Mapping Act, a project site-specific geotechnicalinvestigation shall be conducted by a registered soils/ geologist identifying any seismic hazards and recommending mitigation measures to be taken by the project. The applicant, through its registered soils engineer/ geologist, shall certify the project complies with the requirements of the State Seismic Hazards Mapping Act. Indicate the location page number) within the geotechnical report of where this certification is located, or provide a separate letter stating such.
5. FINAL MAP APPROVAL: The final map shall be signed and notarized by the owner and engineer/ surveyor and submitted to the Public Works Department with an 8.5" x11" reduction of the map. In order to place the approval of the final map on the agenda for the City Council, all related materials and agreements must be completed, signed, and received by the Public Works Department 40 calendar days prior to the Council meeting. After City Council approval, the City will sign the map and provide a Xerox Mylar copy. The applicant' s title company shall have the County Recorder' s Office record the original and endorse the Xerox Mylar copy. The endorsed Xerox Mylar copy and PDF shall be returned to the Public Works Department within one week after recording the map.
6. SUBDIVISION FEES: Pay all subdivision fees due in accordance with the rates in effect at the time of payment prior to the approval of the final map or the phased final map.
7. MAP PLAN CHECK FEE: Prior to issuanceof any building permits and prior to approval of the final map (or phased final map), as applicable, the applicant shall pay the map plan check fee in accordance with Sections 28.27.b and 28.19.b of the City Code per the rates in effect at time of payment.
An initial map plan check fee based on the Public Works adopted fee schedule shall be paid at the time of initial map plan check submittal.
8. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building permits and prior to approval of the final map, the applicant shall pay the plan checkand inspection fee in accordancewith Sections27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.
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An initial plan check fee based on the Public Works adopted fee schedule shall be paid at the time of initial improvement plan check submittal based on the initial cost estimate for constructing street improvements and other public facilities; public and private utilities and structures located within the public right- of-way; and utility, grading, and driveway improvements for common greenand townhouse -type condominiums.
Once the plans have been approved, the approved cost estimate will be used to determine the final bond amounts, plan check fees, and inspection fees. Any paid initial plan check fee will be deducted from the approved final plan check fee.
TRANSPORTATION IMPACT FEE: Prior to issuance of any residential building permits and prior to approval of the final map that createsa parcelfor a residential building, asapplicable, the applicant shall pay the transportation impact feefor the development. Residentialcategoryfeesarebasedon the number of units. Retail, Service, Office, R&D, and Industrial category fees are basedon the square footage of the development. Credit is given for the existing site use( s), as applicable.
10. WATER AND SEWER CAPACITY CHARGES: The water and sewer capacity charges for residential connections are based on the number and type of dwelling units. There are separate charges for different types of residential categoriesso that the capacity chargesreasonablyreflect the estimated demand of eachtype of connection. The water and sewer capacity chargesfor nonresidential connections are based on the water meter size, and the building areaand building use, respectively. Credit is given for the demand of the improvements that previously existed on the site. Fees need to be paid per the Public Works Fee Schedule prior to Public Works approving the final map, or eachfinal map if therearephasedfinal maps, that createsparcelsfor residentialbuildings.
11. PARK LAND DEDICATION FEE: Prior to issuance of any residential building permits and prior to approval of the final map, or eachfinal map if there are phased final maps, that createsparcelsfor residential buildings, as applicable, the applicant shall pay the Park Land Dedication Fee (approximately $20,000to $40,000per unit) for each new residential unit in accordance with Chapter 41 of the City Code prior to the issuance of the building permit. No credits against the Park Land Dedication Fee will be allowed for the private open space and recreational facilities. Provide the most current appraisal or escrow closing statement of the property with the following information to assistthe City in determining the current market value of the land: ( 1) a brief description of the existing useof the property; (2) squarefootageof the lot; and (3) size and type of eachbuilding located on the property at the time the property was acquired.
12. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10' wide public utility easement ( PUE) along project streetfrontage(s) on the faceof the map for suchuseassanitary sewer, water, storm drains, and other public utilities, including gas, electric, communication, and cable television facilities, as required by the Public Works Director. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement.
The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/ facilities, including, but not limited to, the following:
Garages, sheds, carports, and storage structures;
Balconies and porches;
Retaining walls;
C. 3 bioretention systems; and
Private utility lines running longitudinally within the PUE.
Exceptions to these PUE requirements may be considered by the Public Works Director in conjunction with the review and approval of the off- site improvement plans and building permit plans for the project. e
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13. PUBLIC SANITARY SEWER AND WATER EASEMENT: Dedicate a Public Sanitary Sewer Easement and Public Water Easement as required by the Public Works Director. The easement shall have a minimum width of 20' and shall have a hard, drivable surface such as asphalt concrete. The dedication statement shall specify that the easement shall be kept clear of trees, shrubs, and structures and that the property owner shall maintain the vehicle surfacing over the easement.
14. UTILITY EASEMENT AND APPROVALS: Dedicate utility easements, as required by the utility companies and asapproved by the Public Works Director. All streetand public serviceeasementdedicationsareto be shown on the final map. The subdivider shall submit two copies of the map to PG& E, AT& T (SBC), and Comcast for their review and determination of easement needs. The public service easement dedications must be approved by the utility companies prior to the approval of the final map.
15. PUBLIC IMPROVEMENTS; Install or reconstruct standard public improvements that are required for the subdivision and as required by Chapters27 and 28 of the City Code. Theseimprovements include, but are not limited to, water meter for each residential building, retail space and garage; sewer connection; fire water connections; new driveways; 16" water and 21" sewer main. a. IMPROVEMENT AGREEMENT: The property owner must sign a Public Works Department improvement agreement for the installation of the public improvements prior to the approval of the final map. b. BONDS/ SECURITIES: Sign a Public Works Department faithful performance bond ( 100 percent) and materials/ labor bond ( 100 percent) or provide a letter of credit ( 150 percent) or cash security ( 100 percent) securing the installation and warranty of the off-site improvements in a form approved by the City Attorney' s Office. The surety (bond company) must be listed as an acceptablesurety on the most current Department of the Treasury' s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is available through the Internet at:
www. fiscal.treasury.gov/ fsreports/ref/ sure!yBnd/ c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury' s Listing of Approved Sureties.
The surety must be licensedto do businessin California. Guidelines for security are available at the Public Works Department.
C. INSURANCE: Provide a Certificate of Insurance, Commercial General Liability endorsement, and Automobile Liability endorsementnaming the City an additional insured from the entity that will sign the improvement agreement prior to the approval of the final map. The insurance coverage amounts are a minimum of Two Million Dollars ($ 2,000,000) Commercial General Liability, One Million Dollars ($ 1, 000, 000) Automobile Liability, and One Million Dollars ($ 1, 000, 000) Workers' Compensation. The insurance requirements are available from the Public Works Department.
16. WATER AND SEWER MAIN REIMBURSEMENT: The City will enter into a reimbursement agreement with the developer to reimburse the developer for the construction cost of the 16" water main and 21" sewer mains through the project. The developer shall provide documentation of cost in a form acceptable to the City.
17. OFF- SITE IMPROVEMENT PLANS: Prepare off- site public improvement plans in accordance with Chapter 28 of the City Code, the City' s Standard DesignCriteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the project. The plans are to be drawn on 24" x 36" sheets at a minimum scale of 1" = 20'. The plans shall be stamped by a California -registered civil engineer and shall show all public improvements and other applicable work within the public right- of- way. Traffic control plans for each phase of construction shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices CA MUTCD) and shall show, at a minimum, work areas, delineators, signs, and other traffic control measures required for work that impacts traffic on existing streets. Locationsof on-site parking for construction equipment and construction workers and on- site material storage areas must be submitted for review and approval. Off- site improvement plans ( 10 sets), an initial plan check fee and map plan check fee based on the Public Works fee DP/ 2/ CDD
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schedule, Improvement Plan Checklist, and items noted within the checklist must be submitted together as a separate package concurrent with the first submittal of the building plans. The off- site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, 10 full- size and 2 half- size black - line sets, 1 Xerox Mylar ( 4 mil) set of the plans, and CD with CAD file and PDF must be submitted to the Public Works Department prior to the approval of the final map. CAD files shall meet the City' s Digital Data Submission Standards.
18. INFRASTRUCTURE QUANTITIES: Upon submittal of the initial building permit and improvement plans, submit a completed construction cost estimate form indicating the quantities of the street and utility improvements with the submittal of the improvement plans. The construction cost estimate is used to estimate the cost of improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate is to be prepared by the civil engineer preparing the improvement plans.
19. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities serving the subdivision are to be placed underground ( including transformers). The undergrounding of the new and existing overhead electric and telecommunication lines is to be completed prior to issuance of a Certificate of Occupancy for any new buildings within the subdivision. ( If allowed by the City, aboveground transformers shall be located so they are screened or not visible from the street or to the general public, as approved by the Community Development and Public Works Departments.)
20. JOINT UTILITY PLANS: Upon submittal of the initial building permit and improvement plans, the applicant shall submit joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits and associated facilities, including, but not limited to, vaults, manholes, cabinets, pedestals, etc. These plans shall be combined with and made part of the improvement plans. Joint trench intent drawings will be accepted at first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans.
Dedicatepublic utility easementsthat arenecessaryfor the commonutility on the final map.
21. UNDERGROUNDING OF OVERHEAD LINES: Underground existing overhead electric and telecommunication facilities fronting the property along Linda Vista Avenue, unless waived by the City Council after consideration of the recommendation of the Public Works Director due to unusual or impractical circumstances. The undergrounding work shall be constructed in conjunction with any applicable off- site improvements and completedprior to issuanceof a Certificate of Occupancyfor any new unit. All polesfronting the property shall be removed. If the undergrounding requirement is waived, subdivider shall fulfill whatever substitute conditions the City shall impose prior to final map approval.
22. UTILITY PAYMENT AGREEMENT: Prior to the approval of the final map, sign a utility payment agreement and post a security deposit made payableto the City assecurity if eachunit or building doesnot have separatesewer connections and water meters in accordance with Section 35.38 of the City Code. The utility payment agreement shall include provisions to have the security transferredfrom the applicant to the homeownersassociation (but still madepayableto the City) when the HOA is formed for the subdivision.
23. UTILITY MAINTENANCE: On- site water, sanitary sewer, and storm drainage facilities shall be privately maintained.
24. SURFACE WATER RELEASE: Provide a surface stormwater release for the lots, driveways, alleys, and private streets that prevents the residential buildings from being flooded in the event the storm drainage system becomes blocked or obstructed. Show and identify path of surface water release on. the improvement plans.
25. CONSISTENCY WITH OTHER APPROVALS: This map shall be consistentwith all requirementsof the Planned Community Permit and Development Review Permit, Application No. PL -2017-183. All conditions of approval imposed under that application shall remain in full force and effect and shall be met prior to approval of the final map.
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26. APPROVAL EXPIRATION: If the map is not completed within twenty- four ( 24) months from the date of this approval, this map shall expire. The map is eligible for an extension of an additional twelve ( 12) months, provided the request for extensionis filed by the applicant prior to the expiration of the original map. Upon filing a timely application for extension, the map shall automatically be extended for sixty ( 60) days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first.
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