RESOLUTION NO. 22-9152
A RESOLUTION OF THE CITY OF SANTA CLARA,
CALIFORNIA, TO APPROVE A VESTING TENTATIVE
SUBDIVISION MAP FOR PHASE ONE OF THE RELATED
SANTA CLARA PROJECT SITUATED ON APPROXIMATELY
14.3 ACRES OF LAND LOCATED AT 5155 STARS AND
STRIPES DRIVE (APNs 104-03-036 (portion), 104-03-040
(portion), 104-03-037; 104-03-038 AND 104-03-039)
PLN21-15283 (Vesting Tentative Subdivision Map for Development Area Plan 1) BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:
WHEREAS, on June 28, 2016, the Santa Clara City Council approved a number of entitlements for the proposed construction by Related Santa Clara, LLC for the project site located at 5155 Stars and Stripes Drive ("Project Site") to facilitate development of the new multi-phased, mixed use development known as the Related Santa Clara Project (the "Project"); WHEREAS, the Project entitlements approved by the City Council on June 28, 2016, included Resolution No. 16-8339, which rezoned the Project site to the PD-MC (Planned Development Master Community) zoning district;
WHEREAS, on June 28, 2016, the City Council adopted Resolution No. 16-8337, certifying a Final Environmental Impact Report ("Final EIR") pursuant to the provisions of the California Environmental Quality Act (Cal. Pub. Res. §§ 21000 et seq.) ("CEQA") together with the State CEQA Guidelines (14 CCR§ 15000 et seq.) ("CEQA Guidelines") and adopting CEQA findings and a Mitigation Monitoring and Reporting Program ("MMRP") in accordance with CEQA and the CEQA Guidelines;
WHEREAS, pursuant to Resolution No. 16-8339, buildout of the Project is governed by a Master Community Plan (the "MCP") dated April 5, 2017, which anticipates up to eight potential phases of development, each of which would be governed by a "Development Area Plan," or "OAP"; II
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Resolution/ Related Santa Clara OAP 1 - Vesting Tentative Subdivision Map Rev. Rev: 11/22/17
WHEREAS, the Project analyzed in the Final EIR and approved via the MCP consists of up to
9.16 million gross square feet of office buildings, retail and entertainment facilities, residential units, hotel rooms, surface and structured parking facilities, new open space and roads, landscaping and tree replacement, and new/upgraded/expanded infrastructure and utilities; WHEREAS, on March 24, 2020, the City Council approved the Development Area Plan ("OAP 1") for Phase One of the Project (Resolution No. 20-8825);
WHEREAS, OAP 1 included certain modifications to the Project analyzed in the Final EIR, consisting of minor changes to the boundaries of Phase One of the Project, a minor increase in the maximum square footage permitted within Phase One of the Project, and a small change to the use mix permitted within Phase One of the Project;
WHEREAS, on March 24, 2020, in order to ensure that all potential environmental impacts of the Project under OAP 1 had been thoroughly analyzed, the City Council approved an addendum to the Final EIR, which found that implementation of OAP 1 would not result in substantial changes or introduce new information not already analyzed in the previously-certified Project EIR, and would not cause new significant environmental impacts or a substantial increase in the severity of previously identified significant unavoidable impacts (Resolution No. 20-8824); WHEREAS, on December 10, 2021, Related Companies (the "Applicant") filed an application (PLN21-15283) to modify the parcels within the boundary of DAP 1 and the general surroundings in order to subdivide the area to be in alignment with the approved MCP; WHEREAS, the application is for a Vesting Tentative Subdivision Map (PLN21-15283) to subdivide the subdivides existing 14.3 acre Site (OAP 1) into seven parcels, consistent with the approved master Community Plan (MCP) ("Project") as shown on the proposed Vesting Tentative Subdivision Map, attached hereto and incorporated herein by this reference; WHEREAS, pursuant to Section 17.05.210 of the Code of the City of Santa Clara ("SCCC"), a Tentative Subdivision Map shall be required for all divisions of land into five or more parcels; Resolution/ Related Santa Clara OAP 1 - Vesting Tentative Subdivision Map Rev. Rev: 11/22/17
WHEREAS, on September 20, 2022, the Subdivision Clearance Committee determined that the application was complete and that the proposed Vesting Tentative Subdivision Map should proceed to the Planning Commission in conformance with Section 17.05.300 of the SCCC; WHEREAS, the 2016 EIR and the 2020 Addendum to the EIR (collectively, the "Environmental Documents") discussed and analyzed the proposed subdivision; WHEREAS, the proposed Vesting Tentative Subdivision Map is consistent with the previously approved Project and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact;
WHEREAS, SCCC Section 17.05.300(h) requires that the City Council conduct a public hearing before the approval of a Vesting Tentative Subdivision Map for the division of land; WHEREAS, a notice of the public hearing was published in The Weekly, a newspaper of general circulation, on October 12, 2022, for the October 26, 2022, Planning Commission meeting and November 15, 2022, City Council meeting;
WHEREAS, on October 13, 2022, notices of the public hearing on the Vesting Tentative Subdivision Map were posted within 1000 feet of the Project Site and mailed to all property owners within 1,000 feet of the property, according to the most recent Assessor's roll; WHEREAS, the Planning Commission held a duly noticed public hearing on October 26, 2022, at the conclusion of which, the Planning Commission voted to recommend that the City Council approve the Vesting Tentative Subdivision Map; and
WHEREAS, on November 15, 2022, the City Council held a duly noticed public hearing to consider the Vesting Tentative Subdivision Map application, at which time all interested persons were given an opportunity to give testimony and the City Council considered the information presented in the Staff Report and all verbal and written evidence.
NOW THEREFORE, BE IT FURTHER RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:
Resolution/ Related Santa Clara OAP 1 - Vesting Tentative Subdivision Map Rev. Rev: 11 /22/17
1. That the City Council hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.
2. Vesting Tentative Subdivision Map Findings. Pursuant to California Government Code Sections 66426 and 66428 and SCCC Section 17.05.300(h), the City Council finds and determines that:
A. The Vesting Tentative Subdivision Map is consistent with the objectives, policies, general land uses, and programs specified in the City's General Plan in that the Vesting Tentative Subdivision Map subdivides the existing 14.3 acre Site (OAP 1) into seven parcels, and such a subdivision was contemplated in the Urban Center/Entertainment Land Use Designation for the Project Site and associated MCP. This includes three parcels for office, hotel, and serviced apartments as well as a vertical subdivision for the underground garage spanning the majority of Phase 1 build out, subject to conditions set forth in the Conditions of Tentative Subdivision Map Approval, attached hereto and incorporated by this reference.
B. The design and improvements of the proposed subdivision are consistent with the City's General Plan in that the Vesting Tentative Subdivision Map facilitates development of a mixed-use development program featuring approximately 1,047,000 square feet of office, retail, residential, and hotel uses that is within the development program contemplated by the MCP to establish a gateway into the City Center Mixed Use Zone primarily on Parcel 5; and furthermore complies with General Plan Land Use and Transitional Goals and Polices of the General Plan in that it transforms the underutilized properties from a vacant, low-intensity commercial use to a mixed use development that would transition in scale and intensity of use with existing and planned land uses.
C. The site is physically suitable for the proposed type of development, in that the Project would develop the underutilized land with a large mixed use development and establish a gateway into the City.
Resolution/ Related Santa Clara OAP 1 - Vesting Tentative Subdivision Map Rev. Rev: 11/22/17
D. The site is physically suitable for the proposed density of development, in that the Project Site is in an urbanized area and is served by existing utilities and infrastructure and will additionally be served by new infrastructure to be constructed pursuant to the 2016 Infrastructure Master Plan.
E. The design of the subdivision and type of improvements are not likely to cause serious health problems, in that the proposed subdivision is consistent with the approved OAP I and MCP, and does not propose the use of hazardous materials.
F. The design of the subdivision and type of improvements are not likely to cause substantial environmental damage and will not substantially or unavoidably injure fish or wildlife or their habitat in that the Project Site is located in an urbanized setting, is a developed site, and the proposed subdivision includes mitigation measures, as identified in the Environmental Documents and MMRP, which reduce impacts to biological resources to the maximum extent feasible.
G. The design of the subdivision and type of improvements will not conflict with easements acquired by the public at large or use of property within the proposed subdivision in that it is designed to avoid encroachment and conflicts with public easements in the site design.
H. The Vesting Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating or cooling opportunities, in that it would allow flexibility in the development standards to maximize the benefits of green building standards for site and building design.
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Resolution/ Related Santa Clara OAP 1 - Vesting Tentative Subdivision Map Rev. Rev: 11 /22/17
3. Based on the findings set forth in this Resolution and the evidence in the Staff Report and such other evidence as received at the public hearings on this matter, the City Council hereby approves the Vesting Tentative Subdivision Map, substantially in the form on file as shown on the attached Vesting Tentative Subdivision Map, and adopts the Conditions of Vesting Tentative Subdivision Map Approval, all of which are incorporated herein by this reference.
4. Effective date. This resolution shall become effective immediately .
I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED
AND ADOPTED BY THE CITY OF SANTA CLARA, CALIFORNIA , AT A REGULAR MEETING THEREOF HELD ON THE 15TH DAY OF NOVEMBER 2022, BY THE FOLLOWING VOTE:
AYES: COUNCILORS:
NOES: COUNCILORS:
ABSENT: COUNCILORS:
ABSTAINED : COUNCILORS :
Attachments Incorporated by Reference :
1. Vesting Tentative Map
2. Conditions of Approval
Becker, Chahal, Hardy, Jain, Park, Watanabe
and Mayor Gillmor
None
None
None
ATTEST : ~
NORA PIMENTEL, MMC
ASSISTANT CITY CLERK
CITY OF SANTA CLARA
Resolution/ Related Santa Clara DAP 1 - Vesting Tentative Subdivision Map Rev. Rev: 11/22/17
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VESTING TENTATIVE MAP
CITY PLACE - BLOCK SA, SB, SC (DAP 1)
CITY OF SANTA CLARA, SANTA CLARA COUNTY, CALIFORNIA
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GENERAL NOTES
L SOURCE OF TOl'OGRAPHY: O:ISTING TOPOGRAPHY SHOWN IS BASED ON TOPOGIIAPHIC SUflVE'I' P{RFORMEO ON FeaRUAAY29, 2016 AND AODfllONAl AlRIAI. ANO GROUND SURVEY IN AUGUST 10 16 fl't'IIKFENGINEEROAVIOOARUN(;,Pl.51762$.
1. HMADESIGNAT£D Fl000ZON£.: ZON[AH,: fLOOO OCPTHSOF I TOJ fEET (USUM.tY ARCASOI PONDING}; BASE FLOOD ELEVATIONS 0£TERM1Nf0. ZON[ ID; HOOO O[PTHSOF 1 TOJ FEET fUSUAllYSHCIT HOW ON st OPING TERM.IN); AVERAGE DEPTHS DITERMIN[O, FOR All[ASOF AI.LUVIAl. FLOODING, VELOCITIES AtsO DITERMINEO. ZON{ X; AIIWOF0 .2" ANNUAi. (HANC[ HOOO; AIIWOF l"ANNUAI.CHANCTHOODWITHAVERAGE DEPTHS OF LUST}IAN l FOOT Oft WITH OM.IN AGE AMAS LESS TftAN l SClUAAE MILE; ANO AREAS PROTECTED BY LEVEB FROM l" ANNUAi.CHANCE HOOO, PER Fl.000 INSURANCE RATE MIIPS {FIRM) NO. 060lr.>C0062J.0608 S.COOGJH, o«IISC0061H,060l!SC006-IH, HfECTlVE DATE MAY 11.1009 FROM FEOEIW. EMERGENCY MANK.[M(NTK.ENCY(HMA)
J. VESTINGTENTATIV[MN':TIHSV[STINGTENTAIM:MAPISOEINGFILEDIN ACCORDANCEWfTH CliAPT£R),AATICLE2.S(CTION664 S2ANOCHAPrER4.SOFTHESUOOIVISIONMAPACT. ( , fUTUR[ 0 ( 0 1Ull()NS: DURING FINAL DESIGN, THERE MAY MIS[ TH[ N(Ct5SIT'I' TO 0(01CAT[ AREAS fORANY PUOLIC IMPROVEMENTS OFHRED ON PR!VAl[ PROPERTY,
SCOPE OF WORK
THE Pt1AS{ I SITT INCLUD£S OLOCKSSA. SB. AND SC. WHICH AR£ IOCATED FACING Lrvt'S STADIUM ON TASMo\N OIUV[. FORMING ONE Ol'Tl1EPIUMARYGATEWAY';!NTO THE NEW OMLOf'M(NT . APARKJN(, GARAGE IS LOCATED 8£l0Wll£T H:II[[ BlOCICiON PAJIICH S SEIMNG THE OfFICE. HOTEL GUUT5. ANO SCJMCEAPNITMENTS.INCl UOlNGVAl.fTANOVISITO~
BJ.QC- SA CONTAINS ALAND USEPIIOGRAM OF; OFFICE,RfTALl./fOOO& e.cVERAGEANDIIUa.YGAAD£ PAIUUNG, me TASMAN GATEWAY OHIC[ FLANICS THE MAIN ENTRANCE OF TH£ srrc Ar IH( JUNCTION Of TASMAN DIIM ANOTI1EWEST Sf0£ OF C[NT£NNIALIIOUlEVARO. THE TASMAN GATEWAY OFflC[ PIIOV1D£S AHIGHCIUAl.fTYWORKPU,CE,FUllY(ONN[ffiDlOTH(AM (Nlll(SOfTH[OV[IW.LDEVELOf'M[Nl.
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BlOCK ~ CONTAIN$ALNID US[ Pl«XiRAM OF R[SIOCNTIAI. S.UVICED APARTM[NTS ANO IS Srt1/llfED ON THE EMT SIDE Of THETASMAN GATEWAY, MARICING THE CORNEIi OF HlE OMlOPM(NT , THIS BLOCK IS IN CLO"..C PRO~IM!lV TO LOCAL TRANSPORT UNKS SUCfl AS THE SANTAClARA/GR(,\l AMERICA TRAIN STATION ANDTHCVTALIG1fT-IWL
VICINITY MAP
ZONING CONFORMANCE
DMLoPME.NfOFTHCPROPCRTYSHAl.l&IN(QNfOIIMAN ( fWfTHTl1("CfTYl'tAC[SAHTACLAl!AMASTERCOMMUNITY PLAN." DATED APRIL s, 2017 (Ttt( ·crrv PU,([ SANTA CI.MAMCP") ANOCOflOfTIONSOI' APPROVAL. ,\OOPTED DY TH( crrv COUNCll llESOllJTION NO. lfi.11.1.1, ,\$ [fll1(11 MAY 6E AM[N0[0 FROM TIM[ TO TIME, ANO THf DEVElOPM(NT ARCA Pl.AN FOR PHASE ONE OF THE RELATED SAHTACLAl!APIIOJ(CT APP!IOVEO BYCIT'l'COUNCltRESOUJTION N0.1Q.1112S,
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THE SIJODMSION IS ZONED PLANNED DEVCLQPM(NT • MASTER COMMUNITY (PQ.MC) PURSUANT TO CITY COUNCIL Rf50LUTION NO. lfi.ll.1.1. WHICH PIIOVlDES THArrn E LAND· USE CONTROl.5 fOR THE AA[I\ARE THOSE SIT FORTH 1N THE CIT'!' PU,(( SANT A CLAl!A MCP. THE PROP£RTY WfTHIN THE SUDOIVISIONS IS LOCI\TED IN THE crrv CENTER MllED•USE DISTRICTTI1AT BTAIILISHUA RANGE OF PERMITTED RUIDENTIAI. ANO COMMERCIAi. Us.ts. THE MCP PROVIDU SPECIFIC DESIGN GUIDELINES FOR EACH Of TH£ PROPOSED OEVCtOPM(NT OLOCKS UNDER THIS !;LIBDIVISION AS FOLLOWS; PAJKH A:. MCI' SECTION ( .16 OLOCK 5A: G,\TfWAY Orff([
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TM-1
1 ., 17
~--------------------------------------------------------------------------------------------~---- APN 104·03·040
Ct'lYOFSANTACLAI\A
(PARKING GARAGE)
PARKING EASEMENT AGREEMENT TO
CHY OF SANTA CLARA
REDNElOPMENTAG[NCY
PERJ347o,R,2195(EXC.26)
PARKING EASEMENT TO
Cl'!YOFSANTACLAM
REDtvELOPMENTAG(NCY
PEROOC.14150279,
PARK!NGARrAB(EXC.41)
MEMORANDUM OF GROUND LEASE
PERDOC.21605284(EXC.SO)
LEASEPERDOC.16721549,
PARCELJ
TASMAN DRIVE TO cm OF s.c. PER 8111 DEEDS 01, ht PARCEL (EXC.20)
GENERAL NOTES
9.9S~. -.... ~J
APNI04·03·036
CITY OF SANTA CLARA
_N63"S6'08WE1S.SO'
(~3"03'14':E·~O'JU
6S'l/fESMT.PERJ3470Jl.219S,PCL.2
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APN104•03·039
Cl'lYOFSANTACLARA
11~20.00·
ll.=85"47'16"
L=29.95'
LEASE TO SANTA CLARA STADIUM AUTHORITY
DOC. 21605264, PARCH TWO (EXC. 66)
PARKING RIGHTS AGMT. P[fl DOC. 21605287, EXH. 6, PCL TWO {D:C.
PARKING RIGHTS AGMT. PER DOC~1i1605269, EXH, B, PCL TWO (EXC. "'
TASMAN DRIVE
,u.19•
SURVEY INFORMATION
(N63'03'14"E947.07')t
STARS & STRIPES DRIVE
-N63°:ST0i'"E533.76'
{N63"03'14"E533.79')14
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CllYOFSANTACLAI\A
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11 NORTH ARROW & SCALE
I=======================;/=================================; l.SLOl'[EASEM[NT,CENTENNIALAVENUEEASEMENT,ANDSTARSAN0STRIPESlAN£EASEMENTST06[VACATEOANDRE-RECORDEDBYSEPARATE INSTRUMENTS. BASIS Of BEARINGS:
• > ~:.• ~"
BASE 15 BETWEfN CENTERUNE MONUMENTS FOUND AT TH£ CENTERUN[S OF lAFAYffiE STREIT AND CAllE DEL MUNDO (POINT "A" AS SHOWN HEREON), AND AT tArAYITTE STREIT AND GOLD STR[CT CONNECTOR (POINT "6" AS SHOWN HEREON). GRID BEARING BElWEEN SAID MONUMENTS IS N 24"25'SS"W (GRID DISTANCE= 3760.16 FEET). CAlCULATEOGROUND BEARING AND DISTANCE 8CTWEEN SAID MONUM[Nf5AS SHOWN ON THAT CERTAIN PARCEL MAP RECORDED IN VOLUME 737 OF MAPS, AT PAGESlTHROUGfl4,SANTACLARACOUNTYRECORDS,!SNZ5"18':02"WJ760.J6fEIT.
ALL MEASU/1.fO OISTt.NCESASSHOWN ON THIS MM' AREG/1.10 DISTANC(S. MULTIPLV BY 1.00005310 TO OBTAIN GROUND LEVEL DI.STANCES.
ROTATE ALL MEASURED BEARINGS COUNTERCLOCKWISE 0"52'~ 7' TO OBTAIN BEMINGS PER LOCAl BEAR!NGBASENOnD.
BENCHMARK STATEMENT:
$,IJ,fTA CV,RA OTV 80iC>n.l'JtJb( NO. &-10, ToP OF TM£ l,.£T'T'£R •c• IN M WCffO •cN.." ON TCP 01-" ™E C.TOt 811S!N H000 ON ,.,.,, EAS'l' SID£ ~ I.N"A'l'Cr.t s-n:ta:r. ,lr,PPRtllOWA"TCLY 2!,0 rtn SOJl'W CA' ~£: etMTtltUN! Of~ 0,: LUNA. W:VA'flON IS 9.:0 n:£1 (HAY;, to) PER 20!1 0.ATIJV.
~
nils SURV(Y WAS PREPARED BY BKf' ENGINEERS, SURVEY WAS PERFORMW IN HIE flElD !N FEBRUARY, 2016,ANDADDrTIONALAEIIIAlANDGROUNDSURVtYINAUGUn,2016
DAVISTHRESHP.LS.tt6868
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THE UTILITY LINES SHOWN ON T!-ltS PLAN t.RE DERIVED FROM SURFACE OBSERVATIONS ANO ARE APPKOXIMATE ONLY. NOWARMN'lY IS IMPL!EO A5 TO THE ACTUAL LOCATION, SIZE OR PRESENCE OF ANY LINESS~IOWN HE/IF.ON OR ANY ADDITlONAL UTlllTY ltNES NOT SHOWN ON THIS PLAN. © SKF Eoqincer:
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2 .,.17
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I LINE AND CURVE TABLE
2.19 N62JO'OO"E
N27 )O'OO"W
I H .09 I NISQol'Ol"W I I CUIIVtf-'lll( t
I CUIMNO . j LENGTH I RADIUS I OHTA I
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I LEGEND I GENERAL NOTES 11 NORTH ARROW & SCALE
;:======================== = ==============;:===================== =:
------- UIST!N(;SQUNDARYUNE
- ----- --- - - -- - PflOKISEDU.S.CM(NTUN[
'---------' ~~~~";rc1~~~::rrSIOEOflE.\Sl PflEMISOTO&
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.._ ___ ___ _.I ;D~~~~~i!::ACEPAACEL5"80V(GAIIAG(J
,-------, TAXEOOWN&KEEP
~------J (N0AlllSPACESU801VISION)
L SILICON VAllcY POWER ISVPJ UTIUTY STRUCTUl!BANO A5SOC1Af(0 CONDUIT Will DE PLACED IN rrs OWN RE.SPECTIV( EASEMENT. LOCATIONS Of TH{S( U.SCMENTS Wlll Bf onCRMIN(O AFTER APPUCANT IDMlOP£RJHASCOMPlfl£DrHEAl'PUCANTOBIGNPROCl5SANOHASOIITAIN[OAsrTOl'PLANS SIGNEDOHONBYSVP .
2. CITY Of SANTACLAAAWATER UTIJTY STRUCTURES ANDAS5CICJAT[0 lfflll f l(S AR( CONCEPTUAL ANO NOT APl'ROVED BY CnYOF SANTA CWIA WAHR D(PAIIIM(NT WITH UPDATES TO BE TO II( PROVIDED UPON APl'ROVAL Of FINALOlSIGN. THE O[VUOPER TO BE RESPONSIBLE FOR FINAi. OCSIGN. /. 7
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I I
I CUIIV£NO, I LrNGTH I RADIUS I OUTA I
I Cl I 7Ul l14 2.00 I D1Dl4'1l2"1
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I LEGEND I GENERAL NOTES 11 NORTH ARROW & SCALE
;=================================== ~:===================~ -------- tllSTING80UNDAIIYUNE
~------ ~ PltAS£1MPROVU.CENTOUT!;1DEOFLEASEPIIEMISBTOO( ~------~ AETAINEOBYCITYINFU
~------~ TAJCEDOWN&~EEP
~------ ~ (TOGRADEABOVEJ
~------ ~ TNCfDOWN&KEEP
~------~ (NOAlf!SPACES.tlODJVIS.ON)
L SILICON VALLEY POWER (SVP) UTILITY STRUCTI.JMS ANO ASSOCIATCO COHOUIT Will BE PLACED IN rn; C,,VN 11.BPKTM [AS[M£NT. LOCAJIOHSOf THESE EASEMENTS WILL BC DITCRMtN[O AfTEII AJ>PUCANT (0£V(LOPEll)HMCOMPl£TCOTil[N'Pl.lCAHTOBIGNPIIOCESSANDl-tAS08TAINCOAS£TOfPI.ANS SluN(Oc»' f ONBYSVP.
l . CITYOfSANTACL.ARAWAT£RUTIUTVSTRUC1URESANOASSOCIATEOIJTIUT1ESAIIECONCEPTUN..ANDNOI APPROVED 8Y CITY Of SAKTACLARA WATER DEPAIITM(NT WITH IJPOAT[S TO BE TO 8E PROVIDED IJPON IIPl'ROV"1.mflNN..DCSIGN.TH£DlVClOP£RTOB£RESPONSIBlEfO!lf!NAI.DCSIGN. ' .....
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P.T.R PARCEL NINE
(MODIFIED PARCEL)
.:. , N: 11_,.:.- ., : - 1_, .:. _
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STARS AND STRIPES BOULEVARD
______________________ _,_,m_' ---~--------- -~
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11 KEYNOTES 11 GENERAL NOTES
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CONDITIONS OF APPROVAL
GENERAL
A. If relocation of an existing public facility becomes necessary due to a conflict with the developer's new improvements, then the cost of said relocation shall be borne by the developer.
B. Comply with all applicable codes, regulations, ordinances and resolutions.
ATTORNEY'S OFFICE
A. The Developer agrees to defend and indemnify and hold City, its officers, agents, employees, officials and representatives free and harmless from and against any and all claims, losses, damages, attorneys' fees, injuries, costs, and liabilities arising from any suit for damages or for equitable or injunctive relief which is filed by a third party against the City by reason of its approval of developer's project.
COMMUNITY DEVELOPMENT
BUILDING DIVISION
BD1. Any easements, covenants or other legal instruments pertaining to the egress of all Phase 1 structures shall be recorded, prior to any occupancy being granted.
PLANNING DIVISION
P1. The project shall comply with all applicable conditions of approval including mitigation measures identified in the Mitigation Monitoring and Reporting Program for the Related Santa Clara Project.
P2. Developer shall obtain City approval for proposed new street names prior to City approval of Final Map.
P3. An agreement between all entities within the parcels in DAP 1 shall be required to ensure that the access and availability of the underground garage is maintained.
FIRE
F1. Identified locations for Emergency Vehicle Access will be recorded as Emergency Vehicle Access Easements.
F2. Egress and ingress pathways will continue to be evaluated under appropriate permits. Appropriate egress access easements will be recorded.
F3. Fire water mains that cross parcels will be recorded as utility easements.
PARKS & RECREATION
PR1. Developer shall comply with the City's Park and Recreational Land Ordinance (SCCC Ch. 17.35), to the satisfaction of the Director of Parks & Recreation.
PUBLIC WORKS
ENGINEERING
E1. Obtain site clearance through Public Works Department prior to issuance of Building Permit. Site clearance will require payment of applicable development fees. Other requirements may be identified for compliance during the site clearance process. Contact Public Works Department at (408) 615-3000 for further information.
E2. All work within the public right-of-way and/or public easement, which is to be performed by the Developer/Owner, the general contractor, and all subcontractors shall be included within a Single Encroachment Permit issued by the City Public Works Department. Issuance of the Encroachment Permit and payment of all appropriate fees shall be completed prior to commencement of work, and all work under the permit shall be completed prior to issuance of occupancy permit.
E3. Submit public improvement plans prepared in accordance with City Public Works Department procedures which provide for the installation of public improvements. Plans shall be prepared by a 5155 Stars and Stripes- Conditions of Approval
PLN22-15283 October 4, 2022
Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of parcel map and/or issuance of building permits.
E4. Existing non-standard or non-ADA compliant frontage improvements shall be replaced with current City standard frontage improvements as directed by the City Engineer or his designee.
E5. Dedicate, as required, on-site easements for new and existing utilities, new sidewalks, public access, traffic signal, etc. by Subdivision Map or approved instrument at time of development. Developer shall pay applicable easement preparation/processing fee.
E6. Dedicate a sidewalk easement for the sidewalk and driveway portions within private property and pay the easement preparation fee. Sidewalk easement shall be 1' behind proposed back-of-walk if there is landscaping behind sidewalk and/or at the proposed back-of-walk with a cold joint if there is hardscape concrete behind sidewalk.
E7. All non-City standard improvements within sidewalk and public utility easements, and public right-of way shall require an easement encroachment agreement or included in the development wide maintenance agreement.
ES. Obtain Council approval of a resolution ordering vacation of existing public easement(s) proposed to be abandoned, if any, through Public Works Department, and pay all appropriate fees, prior to start of construction
E9. After City Council approval of the Tentative Map, submit the Subdivision Map, prepared by a Licensed Land Surveyor or a Registered Civil Engineer with Land Surveyor privileges to the Engineering Department. The submittal shall include a title report, closure calculations, and all appropriate fees.
E 10. Utility details are shown conceptually and are subject to approval of the encroachment permit process.
If utility installations are unable to meet City standard clearances with the garage vertical parcel boundary as shown, the vertical parcel line may need to shift which may trigger an amendment to the TMAP.
E11. The 3" buffer for waterproofing and slab area collection drains is a private facility and shall be privately maintained.
SILICON VALLEY POWER
SVP1. All 12KV utility connection points terminate at the Customer Switchgear. UGEE easement up to the Customer Switchgear is required, along with an 18' drivable space. 1 O' working clearance is required in front of and behind the switchgear. 5' working clearance is required on the sides of the switchgear (with no panels). Customer 12KV Switchgear must be located outdoors on "real dirt" unless otherwise agreed upon with SVP. SVP owns and maintains the cable/conduit up to the customer switchgear. (Informational)
SVP2. In events where electric service is provided at 120/208V or 277/480V the utility connection point is at the secondary compartment of SVP transformers. Customer owns and maintains the cable and conduits up to the SVP transformers. (Informational)
SVP3. All SVP equipment shall be covered with an Underground Electric Easement ("UGEE"). Show all UGEE designations on final parcel map based on approved SVP developers work drawing.
SVP4. All SVP pad mount transformers, switch vaults, & customer 12KV switchgear must be located on "real dirt" with appropriate clearances and drive-up access. All SVP switch vault doors must open towards the street. SVP pad mount transformers can follow clearance requirements outlined in UG1225. (Informational)
SVP5. The developer shall grant to the City, without cost, all easements and/or right of way necessary for serving the property of the developer and for the installation of utilities (Santa Clara City Code chapter
17.15.110). (informational)
WATER & SEWER
W1. DOW Approval: Pursuant to the exception to Section 64572(f), Title 22, CCR prohibiting the placement of potable water mainlines within 100 ft of a sanitary landfill, the project shall attain DOW approval of the proposed utility system prior to issuance of any permit for the construction of utilities for this project. 5155 Stars and Stripes- Conditions of Approval
PLN22-15283 October 4, 2022
W2. Operations and Maintenance Plan: Pursuant to the requirements of the exception to Section 64572(f), Title 22, CCR, the project shall submit an Operations and Maintenance plan (O&M Plan) for the proposed public water system. The O&M Plan shall be approved by the Water and Sewer Utilities Department and DOW prior to the issuance of any permit for the construction of utilities for this project.
W3. Recycled Water Use: Pursuant to Chapter 13.15, Water, Article IV. Regulation of Recycled Water Service and Use, of the Municipal Code, the project is required to use recycled water for all non-potable uses where recycled water is made available and where provided for by Recycled Water regulations.
This project is required to extend and connect to the City's existing Recycled Water System with this phase (Phase 1).
W4. Recycled Water Applications: SBWR applications for all recycled water services within Phase 1 (Block WB, WC and WD) shall be submitted prior to issuance of building permits for each block.
W5. Potable Water Redundancy: For all onsite industrial water use that requires uninterrupted service, the project shall provide a potable water back-up supply source that complies with all recycled water separation requirements.
W6. Recycled Water Design: Each Recycled Water land use (irrigation, dual-plumbing, cooling system, industrial processes, etc.) shall have a separate metered service connection to the main. Applicant shall verify separations between all potable/fire lines and recycled water lines, pipe type, pipe depths, equipment types, warning lids, tags and signs.
W7. On-site Recycled Water Construction: Construction and installation of all on-site recycled water system equipment shall not begin until the Compliance Division of Water and Sewer Utilities has approved the on-site recycled water design. Please note on-site designs are generally not the same as the Building Permit plans. On-site recycled water plans require SBWR and California State Water Resources Control Board, Division of Drinking Water signatures for final approval.
W8. On-site Recycled Water Inspection: Inspections are required at all on-site recycled water systems being installed prior to backfilling trenches or cover in walls and ceilings. Request a recycled water inspection by email [email protected] or call (408) 615-2002. Please provide the site location, SBWR project ID, and date and time preferences. These inspections are in addition to the Building Permit inspections.
a. Need to verify separations between all potable/fire lines and recycled water lines, pipe type, pipe depths, equipment types, warning lids, tags and signs.
W9. Recycled Water Main: The applicant shall install all new recycled water mains needed to connect Phase 1 improvements to the existing City recycled water system at Great America Parkway. All new recycled water mains shall be12" DIP minimum. The recycled water system shall be connected to the City's existing recycled water system and active prior to occupancy of any building.
W10. Sewer Design and Hydraulic Modeling: The design of the proposed sewer system is currently under discussion and has not been approved by the Water and Sewer Utilities Department (W&S). The applicant shall submit an application to the Department of Public Works to perform hydraulic modeling for the revised sewer design for W&S's review and approval. The proposed sewer system shall meet all City design criteria and standards unless otherwise approved by the Director of Water and Sewer Utilities.
W11 . Composite Utility Plan: The utility design shown in the utility plans shall be modified to comply with all the requirements of these conditions of approval, including the following items:
a. All recycled water mains shall be 12" DIP mains
b. The new underground garage shall have a separate water service if a restroom is proposed within the garage.
c. No FHs, water services, and sewer laterals shall pass through or be placed within any storm water treatment areas.
d. All utility services shall meet all City and DOW vertical crossing and horizontal separations . e. a potable water service redundancy for recycled water industrial use shall be added. f. a Fats, Oil, and Grease (FOG) control facility shall be added for all buildings with kitchens or food preparation facilities.
5155 Stars and Stripes- Conditions of Approval
PLN22-15283 October 4, 2022
W12. Encroachment Permit: Prior to issuance of Building Permits, the applicant shall submit an encroachment permit application and design plans for construction of water utilities that comply with the latest edition of the Water & Sewer Utilities Water Service and Use Rules and Regulations, Water System Notes, and Water Standard Details and Specifications. In addition, prior to the City's issuance of Occupancy, the applicant shall construct all public water utilities per the approved plans. The Water & Sewer Utilities will inspect all public water utility installations and all other improvements encroaching public water utilities.
W13. Utility Design Plans: Utility Design Plans shall indicate the pipe material and the size of existing water, recycled water and sewer main(s). The plans shall show the nearest existing fire hydrant and the two nearest existing water main line gate valves near the project area. The plans shall show meter and backflow configurations to scale and per City of Santa Clara Water & Sewer Utilities Standard Details. Note that all new water meters and backflow prevention devices shall be located behind the sidewalk in a landscape area. Fire hydrants should be located two feet behind monolithic sidewalk if sidewalk is present; two feet behind face of curb if no sidewalk is present, per City Std Detail 18. The plans shall provide the profile section details for utilities crossing water, sewer, or recycled water mains to ensure a 12" minimum vertical clearance is maintained.
W14. Utility Separations: Applicant shall adhere to and provide a note indicating that all horizontal and vertical clearances comply with State and local regulations. The applicant shall maintain a minimum 12" of vertical clearance at water service crossing with other utilities, and all required minimum horizontal clearances from water services: 1 O' from sanitary sewer utilities, 1 O' from recycled water utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 3' from abandoned water services, 5' from gas and electric utilities, and 5' from the edge of the propose or existing driveway. For sanitary sewer, water, and recycled water utilities, the applicant shall maintain a minimum horizontal clearance of 1 O' from existing and proposed trees. If applicant installs tree root barriers, clearance from tree reduces to 5' (clearance must be from the edge of tree root barrier to edge of water facilities). No structures (fencing, foundation, biofiltration swales, etc.) allowed over sanitary sewer, potable water and/or recycled water utilities and easements.
W15. Separate Services: Applicant shall submit plans showing proposed water, recycled water, sanitary sewer, and fire services connected to a public main in the public right-of-way to the satisfaction of the Director of Water & Sewer Utilities. Different types of water and recycled water use (domestic, irrigation, fire) shall be served by separate water services, each separately tapped at the water main. Tapping on existing fire service line(s) is prohibited. Approved backflow prevention device(s) are required on all potable water services.
W16. City Standard Meters and Backflows: All proposed meters and backflows for all water services shall meet the current City of Santa Clara Water & Sewer Utilities Standard Details. Plans shall show meter and backflow configurations to scale.
W17. Existing Services: The applicant must indicate the disposition of all existing water and sewer services and mains on the plans. If the existing services will not be used, then the applicant shall properly abandon these services to the main per Water & Sewer Utilities standards and install a new service to accommodate the water needs of the project. The applicant shall bear the cost of any relocation or abandonment of existing Water Department facilities required for project construction to the satisfaction of the Director of Water and Sewer Utilities.
W18. Fats, Oil and Grease (FOG): All food service land uses conducting commercial cooking operations including dishwashing activities and equipment cleaning that generate grease-laden wastewater are subject to review from the Water and Sewer Utilities Department, for FOG Control and grease interceptor installation requirements. All food service projects are required to have an approved stamp from the Santa Clara County Department of Environmental Health before plans can be accepted for review.
Contact Compliance Division of the Water and Sewer Utilities at (408) 615-2002 for a Food Service Checklist to initiate the process. Items to address include: future maintenance agreements, identification of proposed plumbing and equipment, calculation for proposed grease control devise(s), identification of proposed grease control device(s), and waste/recycling/tallow storage. 5155 Stars and Stripes- Conditions of Approval
PLN22-15283 October 4, 2022
W19. On-Site Storm Drain Treatment: Prior to issuance of Building Permit, the applicant shall submit plans showing any onsite storm water treatment system. The plan shall include a section detail of the treatment system. No water, sewer, or recycled water facilities shall be located within 5-feet of any storm water treatment system.
W20. Water Usage: Prior to the issuance of Building Permits, the applicant shall provide documentation of water usage so the Water Division can verify the appropriate size of all proposed water meters. Please note that if the existing water services are incapable of supplying the water needs to the site, the existing services shall be abandoned, and new separate dedicated water services shall be provided for each use (domestic and irrigation).
W21 . Prior to issuance of Building Permits, the applicant shall submit plan details for all water features (including but not limited to fountains and ponds) designed to include provisions for operating the system without City potable water supply and capable of being physically disconnected from source of potable water supply during City declared water conservation periods, to the satisfaction of the Director of the Water & Sewer Utilities. Decorative water features may be permanently connected to the City's recycled water supply.
W22. Easements: Prior to City's issuance of Building or Grading Permits, the applicant shall provide a dedicated water utility easement around the backflow prevention device onsite. The water utility easement for the water services and all other public water appurtenances shall be a minimum 15 feet wide and be adjacent to the public right-of-way without overlapping any public utility easement.
Additionally , the applicant shall submit plans defining existing easements so Water Division can verify if there are any conflicts with proposed easements and water utilities.
W23. Underground Fire Permit: Prior to issuance of Building Permits, applicant shall submit an underground fire permit unless otherwise waived by the Fire Department. If fire flow information is needed, applicant shall coordinate with Water and Sewer Utilities Department, for fire flow information at (408)615-2000. A dedicated fire service line, with an approved backflow prevention device, shall be used for on-site fire hydrants. Fire service lines required for commercial and industrial use shall be sized appropriately per fire flow demand and code requirements.
W24. Record Drawings: Upon completion of construction and prior to the City's issuance of a Certificate of Occupancy , the applicant shall provide "as-built" drawings of the public water utility infrastructure prepared by a registered civil engineer to the satisfaction of the Director of Water & Sewer Utilities Department.
W25. Water Shortage Response Actions: Pursuant to the City of Santa Clara's Urban Water Management Plan, during times of drought or water shortage, the City implements water shortage response actions in accordance with the level of water shortage declared. All construction activities and all new irrigation connections are subject to the Water Shortage Response Actions in effect at the time of construction and connection of the irrigation service.
W26. Water Shortage Response Actions for Stage 2 and higher include water use restrictions that limit the use of potable water such as:
a. prohibiting the installation of new potable water irrigation services. new irrigation connections, construction, and dust control.
b. restrict the use of potable water used for construction and dust control if recycled water is available.
This project is subject to all the requirements and restrictions of the Water Shortage Response Actions in place or adopted during the duration of the project. For more information, visit the City of Santa Clara Water & Sewer Utilities website at www.santaclaraca.gov/waterconservat ion. 5155 Stars and Stripes- Conditions of Approval
PLN22-15283 October 4, 2022