Planning Commission Staff Report of March 8, 2023 — City Council and Authorities Concurrent, April 4, 2023

City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
22-1556 Agenda Date: 3/8/2023

REPORT TO PLANNING COMMISSION

SUBJECT
Action on a Vesting Tentative Subdivision Map for 15 Condominium Units at 3575 De La Cruz Boulevard (CEQA: Use of the 2010-2035 General Plan Environmental Impact Report (EIR) per Public Resources Code Section 21094.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects)

BACKGROUND
The Applicant, Habitat for Humanity, is requesting approval of a Vesting Tentative Subdivision Map (File No. PLN22-00518) to allow the subdivision of a 0.69 acre parcel (APN: 101-15-049) with 15 condominium units, driveway, required parking, and common and private open spaces. The subject site was originally developed as a City fire station and is now a vacant City-owned parcel reserved for use for affordable housing developments. The City selected Habitat for Humanity to develop the property as a 100% affordable housing development. The project includes a portion of a PG&E easement at the rear of the site.

The site is located on the east side of De La Cruz Boulevard between Greenwood Drive and Aldo Avenue and borders single-family residences to the north and to the east, and industrial use to the south. Montague Park is located to the west, across De La Cruz Boulevard.

The project received architectural review approval at a Development Review Hearing (DRH) on February 1, 2023. Planning Commission review, and a recommendation to the City Council, are required under (SCCC) section 17.05.300(g) for Subdivision Map applications.

DISCUSSION
Vesting Tentative Subdivision Map applications are reviewed for General Plan and Zoning Code consistency and conformance with the Subdivision Map Act.

The subject site is zoned Public, Quasi-Public, and Public Park or Recreation Zoning District (B) and has a General Plan Land Use Designation of Very Low-Density Residential (VLDR), which allows for a maximum density of 10 dwelling units per acre. With 15 condominiums proposed on a 0.69-acre site, the proposed project exceeds the base density of the General Plan designation, at 21.7 du/ac.

Because the site has already received architectural approval, the Vesting Tentative Map must be consistent with that approval, as well as requiring Zoning consistency. The Architectural Review (File No. PLN22-00518) of the 100% affordable, 15-unit development on the subject site was approved at the Development Review Hearing on February 1, 2023. . The project proponents utilized the provisions of Assembly Bill (AB) 3194 (2018), which provides that if a project site has a zoning designation that is inconsistent with the General Plan, a project will nevertheless be in compliance with the Zoning through conformity to the objective standards of a zoning district that is consistent City of Santa Clara Printed on 3/3/2023Page 1 of 3
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22-1556 Agenda Date: 3/8/2023
with the site’s General Plan land use designation. Here, the City made findings that the project is consistent with the objective standards of the R1-6L zoning district, which is consistent with the VLDR General Plan designation. (There are four development standards of the R1-6L zone that the project does not meet - front setback, height, parking, and type of fence - but the project is entitled to four incentives under the density bonus law because it is a 100% affordable development.) The Subdivision Map Act requires that all subdivision maps be consistent with the General Plan, Gov’t Code § 66474(a). Despite the project being over the base density of 10 du/ac, the DRH determined that the project was nevertheless consistent with the General Plan because a project with more than 50% affordable units can construct at any density using General Plan Policy 5.5.1-P4 (“residential development providing greater than 50 percent of the total number of units for affordable housing . . . [may] develop[] at any residential density”). The staff report for the Development Review Hearing is provided as Attachment 3 for reference.

The proposed subdivision is consistent with the approved site plan, improvements, private street, surface parking, landscape open space areas, and associated utilities on the project site for the development of 15 condominium units as set forth in PLN22-00518, and therefore consistent with the applicable provisions of the Zoning Code and General Plan.

The proposed Vesting Tentative Subdivision Map was reviewed by the City’s Subdivision Clearance Committee and determined to be complete and in conformance with the Subdivision Map Act on February 14, 2023. Staff has confirmed that the proposed subdivision will not result in any inconsistencies with the General Plan and zoning designations for the property, Building Code, or other applicable requirements.

Conditions of Approval have been prepared and are provided as Attachment 2. The conditions include a requirement for the recordation of Covenants, Conditions, and Restrictions (CC&Rs) governing the shared use and maintenance of building structures and private on-site improvements (e.g. private street, surface parking, utilities, landscaping, fencing) as well public right-of-way improvements.

ENVIRONMENTAL REVIEW
The project is utilizing the 2010-2035 General Plan Environmental Impact Report per California Environmental Quality Act (CEQA) Public Resources Code Section 20194.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects with an Appendix N checklist. The completed Appendix N Checklist for the project was posted on the City’s website and was approved at the Development Review Hearing on February 1, 2023, a publicly noticed meeting. The proposed Vesting Tentative Subdivision Map is consistent with the approved project and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact.

FISCAL IMPACT
There is no cost to the City other than administrative staff time and expense for the processing of this application.

COORDINATION
This report has been coordinated with the City Attorney’s Office.

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22-1556 Agenda Date: 3/8/2023

PUBLIC CONTACT
On February 22, 2023, a notice of public hearing was published in The Weekly, a newspaper of general circulation, and on February 23, 2023, a notice of this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 1000 feet of the project site. At the time of this report, the Planning staff has not received any public comments regarding the proposed project.

Public contact was also made by posting the Commission agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, [email protected] <mailto:[email protected]> or at the public information desk at any City of Santa Clara public library.

RECOMMENDATION

1. Recommend that the City Council find that the proposed subdivision is within the scope of the 2010-2035 General Plan Environmental Impact Report (EIR) per Public Resources Code Section 21094.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects as detailed in an Appendix N checklist.

2. Adopt a resolution to recommend the City Council approve the Vesting Tentative Subdivision Map to develop the parcel (101-15-049) with 15 condominiums at the property located at 3575 De La Cruz Boulevard.

Prepared by: Nimisha Agrawal, Associate Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager

ATTACHMENTS

1. Resolution Recommending Council Approval of the Vesting Tentative Subdivision Map

2. Conditions of Vesting Tentative Subdivision Map Approval

3. DRH Staff Report 02.01.2023

4. Vesting Tentative Subdivision Map
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Resolution/ 3575 De La Cruz Boulevard - Vesting Tentative Subdivision Map Page 1 of 5 Rev. Rev: 11/22/17; Typed: 04/05/19

RESOLUTION NO. __________

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF SANTA CLARA , CALIFORNIA RECOMMENDING

THAT THE CITY COUNCCIL APPROVE A VESTING
TENTATIVE SUBDIVISION MAP (PLN22-00518) AT 3575 DE LA

CRUZ BOULEVARD, SANTA CLARA

BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA CLARA AS FOLLOWS:

WHEREAS, on October 26, 2022, Habitat for Humanity (“Applicant”) (“Property Owners”) filed an application (PLN22-00518) to develop the 0.69 acre s city owned parcel, located at 3575 De La Cruz Boulevard (“Project Site”) with 15 condominium units; WHEREAS, on February 1 , 202 3, the Architectural Review (PLN22-00518) to construct 15 condominium units utilizing Assembly Bill (AB ) 3194 (2018) was approved at the Development Review Hearing (DRH);
WHEREAS, the application (PLN22-00518) is for a Vesting Tentative Subdivision Map to subdivide the parcel into 15 condominium lots, driveway, required parking, common and private open spaces, and a common parcel to serve the development; WHEREAS, the pr oposed subdivision is consistent with the approved site plan and improvements on the Project Site for the development of 15 condominium unit arrangement with surface parking, landscaped open space areas, and associated utilities as entitled on February 1, 2023;
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; WHEREAS, on February 14, 2023 , the Subdivision Cle arance Committee determined that the application was complete and that the proposed Vesting Ten tative Subdivision Map should proceed to the Planning Commission in conformance with Section 17.05.300 of the SCCC; Resolution/ 3575 De La Cruz Boulevard - Vesting Tentative Subdivision Map Page 2 of 5 Rev. Rev: 11/22/17; Typed: 04/05/19

WHEREAS, SCCC Section 17.05.300(g) requires t hat the Planning Commission make recommendations of denial, approval or conditional approval to the City Council on the Tentative Subdivision Map;
WHEREAS, the proposal is to create 15 condominium lots with common areas to serve the development (“Project”) as sh own on the Vesting Tentative Subdivision Map , attached hereto and incorporated herein by this reference;
WHEREAS, an Appendix N checklist was prepared in accordance with Public Resources Code Section 20194.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects, and was adopted at the Development Review Hearing on February 1, 2023, at a publicly noticed meeting;
WHEREAS, the proposed Vesting Tentative Subdivision Map is consistent with the previously approved Project (architectural approval) and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact; WHEREAS, on February 2 3, 2023, notices of the public hearing on the Vesting Tentative Subdivision Map w ere posted within 300 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, a notice of the public hearing was published in The Weekly, a newspaper of general circulation, on February 22, 2023 for a meeting to be conducted on March 8, 2023; and WHEREAS, the Planning Commission held a duly noticed public hearing on March 8, 2023, at which time all interested persons were given an opportunity to provide testimo ny a nd the Commission considered the information presented in the Staff Report, and all verbal and written evidence.

NOW THEREFORE, BE IT FURTHER RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA CLARA AS FOLLOWS:

1. That the Planning Commission hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.

Resolution/ 1530 AND 1540 Pomeroy Avenue- Vesting Tentative Subdivision Map Page 3 of 5 Rev. Rev: 11/22/17

2. Vesting Tentative Subdivision Map Findings. Pursuant to California Government Code Sections 66426 and 66428 and SCCC Section 17.05.300(h), the Pla nning Commission finds and determines that:

A. The Vesting Tentative Subdivision Map is consistent with t he objectives, policies, general land uses and programs specified in the City’s General Plan in that the Vesting Tentative Subdivision Map subdivides the existing 0.69 acre Project Site into 15 condominium lots to effectuate the previ ously approved residential development of 15 condominium units, driveway, required parking, common and private open spaces , and a common parcel to serve the development with shar ed maintenanc e o f the building and public and private site improvements compatible with nei ghboring low intensity residential development to the north and to the east, and the industrial uses to the south of the project site, subject to conditions set forth in the Cond itions of Vesting 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 Ma p facilitates development of affordable housing stock and construction of ownership housing opportunities for the community; and furthermore complies with General Plan Land Use and Transitional Goals and Polices of the General Plan in that i t transforms th e vacant lot to a medium density residential development that would transition in scale and intensity of use with existing and planned land uses; and is in proximity to transit with multi -modal conne ctions to local and regional transit service to support transit ridership and reduce vehicle miles traveled.

C. The site is physically suitable for the proposed type of development, in that the Project provides a transition between low intensity resid ential development and the existing industrial uses to the south of the project site.

Resolution/ 1530 AND 1540 Pomeroy Avenue- Vesting Tentative Subdivision Map Page 4 of 5 Rev. Rev: 11/22/17
D. The site is phys ically suitable for the proposed intensity of development, in that the Project Site is located in an urbanized area a nd is served by existing utilities and infrastructure.

E. The design of the subdivision and type of improvements are not likely to caus e serious health problems, in that the proposed residential subdivision will implement Covenants Conditions and Restr ictions for operation and maintenance of the building and site improvements 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 Appendix N checklist, that will reduce impacts to less-than-significant levels.

G. The desig n of the subdivis ion and type of improv ements will no t 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 Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating or cooling opportunities, in that it would allow flexibil ity in the development standards to maximize the benefits of green building standards for site and building design.

3. Based on the findi ngs set forth in this Resolution and the evidence in the Staff Report and such other evidence as received at the publ ic hearings on this matter before the Planning Commission, the Planning Commission hereby recommends ap proval of the Vesting Tentative Subdivision Map to the City Council, substantially in the form on file as shown on the attached Vesting Tentative Subdivi sion Map and Conditions of Vesting Tentative Subdivision Map Approval, hereby incorporated by this reference.

Resolution/ 1530 AND 1540 Pomeroy Avenue- Vesting Tentative Subdivision Map Page 5 of 5 Rev. Rev: 11/22/17

3. 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 PLANNING COMMISSION OF THE CITY OF SANTA CLARA, CALIFORNIA, AT A RE GULAR MEETING THE REOF HELD ON THE 8TH DAY OF MARCH, 2023, BY THE FOLLOWING VOTE:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAINED: COMMISSIONERS:

ATTEST:

ANDREW CRABTREE

DIRECTOR OF COMMUNITY DEVELOPMENT

CITY OF SANTA CLARA

Attachments Incorporated by Reference:

1. Vesting Tentative Subdivision Map

2. Conditions of Vesting Tentative Subdivision Map Approval

________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 1 of 2
Planning Commission Hearing March 8, 2023

CONDITIONS OF VESTING TENTATIVE SUBDIVISION MAP 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
& COMMUNITY SERVICES DIVISION
H1.

PLANNING DIVISION
P1. The project shall comply with the Conditions of Architectural Review approvals (PLN22-00518) and the mitigation measures identified in the Appendix N Checklist prepared for the project.

P2. Developer shall prepare and submit Covenant, Conditions and Restrictions (CC&R’s) to the City for review and approval. The approved CC&Rs are to be recorded prior to the issuance of building permits and a copy is provided to the Planning Department.

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 submitted within a Single Encroachment Permit to be reviewed and 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/encroachment permit plans prepared in accordance with City Public Works Department procedures which provide for the installation of public improvements directly to the Public Works Department. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of final 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. Damaged curb, gutter, and sidewalk within the public right-of-way along property’s frontage shall be repaired or replaced (to the nearest score mark) in a manner acceptable to the City Engineer or his designee. The extents of said repair or replacement within the property frontage shall be at the discretion of the City Engineer or his designee.

________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 2 of 2
Planning Commission Hearing March 8, 2023
E6. Dedicate required on-site easements for any new sidewalk, public utilities and/or emergency vehicle access by means of subdivision map or approved instrument at time of development.

E7. 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.

E8. 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.

WATER & SEWER
W1. Related Approvals: Applicant shall comply with all related City approvals, entitlements, permits, or requirements associated with the subject property, unless explicitly superseded or revised by the Director of Water and Sewer Utilities.

W2. 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 f eet 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.

City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
22-1499 Agenda Date: 2/1/2023

REPORT TO DEVELOPMENT REVIEW HEARING

SUBJECT
Action on 15 Affordable Condominium units located at 3575 De La Cruz Boulevard (CEQA: Exempt Public Resources Code Section 20194.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects)
File No.(s): PLN22-00518
Location: 3575 De La Cruz Boulevard, an approximately 0.69-acre parcel on the east side of De La Cruz Boulevard between Greenwood Drive and Aldo Avenue; APN: 101-15-049; the property is zoned Public, Quasi-Public, and Public Park or Recreation (B).

Applicant: Cameron Delaney, Habitat for Humanity
Owner: City of Santa Clara
Request: Architectural Review for 15 affordable Condominium units on an approximately 0.60 -acre vacant City-owned parcel. The project utilizes Assembly Bill (AB) 3194.

Project Data
The Project Data Table is included as Attachment 1.

Points for Consideration
Summary
· The Project Site was originally developed as a fire station for the City and is now a vacant City -owned parcel.
· The Project site is zoned Quasi-Public, Public Park or Recreation Zoning District (B) and has a General Plan Land Use Designation of Very Low-Density Residential that allows for a maximum density of 10 dwelling units per acre.
· The project utilizes Assembly Bill (AB) 3194, which requires compliance with the objective standards of the zoning district R1-6L as that is the zoning district that is consistent with the site’s General Plan land use designation. A 100% affordable project can construct at any density using the General Plan Policy 5.5.1-P4.
· Per Santa Clara City Code (SCCC) 18.78.040
<https://www.codepublishing.com/CA/SantaClara/> Residential Density Bonus Standards, up to three concessions to site development, Zoning Ordinance requirements, or design criteria can be granted. However, per the State Density bonus law (Government Code § 65915(d)(2) (D)), four concessions can be granted if the project has less than 20% of the units as moderate-income units. The project proposes 13% of the units as moderate-income units (5 very low-income units, 8 low-income units, and 2 moderate-income units).

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22-1499 Agenda Date: 2/1/2023
· The applicant is requesting four concessions in accordance with State Density bonus law:

1. Front setback: 3’-7” (required 20’)

2. Height: 41’-6” (max 25’ allowed)

3. Parking: One covered and one open parking space per unit (required 2 covered parking spaces per unit)

4. Fence: proposed 6-foot wood fence at the property line (Masonry wall typically required along the southern property line adjacent to ML-Light Industrial Zoned property)
· An applicant-led virtual Community Meeting was held on November 14, 2022. Two additional Community Meetings were conducted by the applicant prior to submitting the formal application to the Planning Division to gather community input on the proposal. · The proposal aligns with several goals and policies in the General Plan to create affordable housing for people with various income levels.
· A neighborhood notice was distributed within a 1,000-foot radius of the subject site for this project review.

Building Design
· The project would involve the development of an approximately 20,000 square-foot three-story building oriented towards the southern portion of the site. The maximum height of the building would be 41 feet 6 inches.
· To address privacy and noise concerns, the proposed building is oriented away from the existing single-family residences. The proposal includes large screen shrubs along the eastern property line and landscaping buffer along the northern property line to work as screening and to attenuate the noise.
· The building would contain a mix of exterior materials, including light gray cementitious factory painted plank siding, dark gray cementitious factory painted lap siding, white vinyl windows and doors, and light and dark gray asphalt shingle roof. · The mixture of material finishes applied to the exterior elevations, together with the offsets incorporated into the building design, provide varied textures, and create visual interest. The use of divided light windows and alternating use of materials provides a rhythmic cohesion and symmetry in the design. Offsets in the building elevations, and simplified roof forms provide breaks in mass and scale of the buildings and roof structures. · The 15 affordable condominium units provide a variety of unit sizes- 2 one-bedroom units, 7 two-bedroom units and 5 three-bedroom units, and 1 four-bedroom unit. · The project would construct a six-foot-high wood fence along the north and the south property lines and the existing six-food high wood fence along the rear property line would remain.

Open Space and Landscaping
· The project provides approximately 13,573 square feet of open space that includes a portion of the adjacent parcel that will be added to the project site through a proposed Tentative Map. · A total of 18 24-inch box trees will be planted onsite along with five 15-gallon large screen shrubs along the rear property land other landscaping. The planting guide plan includes Crape Myrtle, Maple, water gum trees and other native shrubs and ground covers.

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22-1499 Agenda Date: 2/1/2023
Parking
· The project would be accessed by a single point of ingress and egress from De La Cruz Boulevard by a 26-foot wide driveway that would lead to the surface parking lot with a two-way drive aisle, also 26 feet wide.
· The surface parking lot would provide a total of 15 parking spaces including one accessible stall. The project provides one covered (garage) and one uncovered surface parking space for each unit for a total of 30 parking spaces.
· The proposed project would provide one bike parking space per unit for a total of 15 Class I bicycle parking onsite and two Class II Bicycle parking.

Findings
1) That any off-street parking area, screening strips and other facilitates and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that;
· The development provides a total of 30 on-site parking spaces and provides adequate circulation for vehicular access.
2) That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that; · The proposed project would not generate an increase in vehicle trips to the level of a significant impact as determined in Appendix N prepared for the project. · On balance, the project is consistent with the City’sGeneral Plan as discussed in Table 2 of Attachment 1.
3) That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that; · The development is a three-story residential structure that is compatible with the existing residential uses in the area.
4) That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that; · The project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health, safety, and general welfare.
· The use, scale, and design of the development, as conditioned, are consistent with the General Plan and is designed to be compatible with the uses in the surrounding area. 5) That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division City of Santa Clara Printed on 1/25/2023Page 3 of 4
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22-1499 Agenda Date: 2/1/2023
from time to time by the City Council, which set shall be maintained in the planning division office. The policies and criteria so approved shall be fully effective and operative to the same extent as if written into and made a part of this title, in that; · The proposed design and form of the building is consistent with the City’s Design Guidelines and General Plan policies.
· The project provides for an attractive and functional site arrangement of the building on a currently vacant parcel to provide affordable units consistent with the General Plan. It provides a high quality architectural and landscape design, while addressing the privacy concerns of the adjacent single-family residences.

CONDITIONS OF APPROVAL
Conditions of Approval are available as Attachment 2.

ENVIRONMENTAL REVIEW
The project is exempt from California Environmental Quality Act (CEQA) per Public Resources Code Section 20194.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects that requires preparing an Appendix N checklist. The completed Appendix N Checklist for the project was posted on the City’s website.

PUBLIC CONTACT
On January 19, 2023, a notice of public hearing of this item was posted in three conspicuous places within 300 feet of the project site and mailed to property owners within 1,000 feet of the project site.

The planning Staff received questions and concerns from the two neighbors that were addressed by coordinating with the applicant.

RECOMMENDATION
Approve the Architectural Review for 15 affordable Condominium units on an approximately 0.60- acre vacant City-owned parcel, subject to conditions of approval.

Prepared by: Nimisha Agrawal, Associate Planner, Community Development Approved by: Lesley Xavier, Planning Manager, Community Development Attachments:

1. Project Data and General Plan Consistency Table

2. Conditions of Approval

3. Development Plans
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PLN22-00518; 3575 De La Cruz Blvd
DRH February 1, 2023

TABLE 1: PROJECT DATA

TABLE 2: PROJECT CONSISTENCY WITH SANTA CLARA GENERAL PLAN LAND

USE POLICIES
Land Use Policies Project Consistency

5.3.1-P2: Encourage advance notification
and neighborhood meetings to provide an
opportunity for early community review of
new development proposals.

The project included a community meeting
that was held on November 14, 2023 and
posted Notice of Development Proposal on
the project site. Two additional Community
Meetings were conducted by the applicant
prior to submitting the formal application to
the Planning Division to gather community
input on the proposal.

5.3.1‐P8 Work with property owners to
improve or redevelop underutilized and
vacant properties.

5.3.1‐P9: Require that new development
provide adequate public services and
facilities, infrastructure, and amenities to
serve the new employment or residential
growth.

The project would utilize the currently vacant
city owned property for the construction of 15
affordable units with onsite amenities and
infrastructure improvements that include
private street and utilities, guest parking, and
landscape recreation and open space to serve
the development.

5.3.1‐P10: Provide opportunities for
increased landscaping and trees in the
No trees currently exist on -site. The project
will plant 18 24” box trees and 15 15 -gallon
Existing Proposed
General Plan Designation Very Low Density
Residential
No Change
Zoning Designation
Quasi-Public, Public Park or
Recreation Zoning District
(B)
No change
Land Use vacant Residential
Lot Size 0.69 No change
Building Square Footage
(Sq. ft.) N/A 19,415 sq. ft.

Residential Units N/A 15
Lot Coverage N/A 35%
Height N/A 41’-6” 3-story buildings
Open Spaces vacant 13,573 sq. ft.

Parking N/A 15 covered parking
15 uncovered parking
Bicycle Parking - 15 Class I; One per residential unit
Flood Zone X No Change
PLN22-00518; 3575 De La Cruz Blvd
DRH February 1, 2023

Land Use Policies Project Consistency
community, including requirements for new
development to provide street trees and a
minimum 2:1 on‐ or off‐site replacement for
trees removed as part of the proposal to help
increase the urban forest and minimize the
heat island effect.

large screen shrubs along the rear property
line.

5.3.1‐P12: Encourage convenient
pedestrian connections within new and
existing developments.

The project includes a new 5 -foot wide
sidewalk along the project frontage.

5.3.1-P26: Support a community -initiated
planning process so that existing
neighborhoods can participate in developing
more detailed plans for street, landscape
and pedestrian facility improvements.

The community engagement process was
initiated early on , in advance of the formal
Planning application submittal.

5.3.1‐P29 Encourage design of new
development to be compatible with, and
sensitive to, nearby existing and planned
development, consistent with other
applicable General Plan policies.

The single three-story building is oriented
away from the existing single- family
development to avoid any privacy concerns.

The project would plant large screen shrubs
to address the privacy concerns of the single-
family homes along the rear property line.

5.3.2‐G1 Equitable housing opportunities
within the community for persons of all
economic levels, regardless of religion,
gender, sexual orientation, marital status,
national origin, ancestry, familial status,
race, color, age, source of income or
mental or physical disability.

5.3.2‐P6 Provide adequate choices for
housing tenure, type and location, including
higher density, and affordability for low‐ and
moderate‐income and special needs
households.

5.3.2‐P10 Create opportunities for
affordable housing and housing to support
special needs populations, including
Extremely Low-Income households.

The project will construct 15 affordable
condominium units that include 5 very low -
income units, 8 low -income units, and 2
moderate-income units.

5.3.2‐P8: Require new residential
development to comply with applicable
The project is a 100% affordable project.

PLN22-00518; 3575 De La Cruz Blvd
DRH February 1, 2023

Land Use Policies Project Consistency
regulations for the provision of affordable
housing.

5.4.6‐P11: Require new buildings to
maintain a consistent setback/build ‐to‐line
from the public right-of-way in order to
create a well ‐defined public sidewalk and
street.

The project provides a 3’ -7” front setback,
where 20’ is required, using a concession for
the front setback. Per the State Density bonus
law (Government Code § 65915(d)(2)(D)), the
project is allowed up to four concessions if the
project has less than 20% of the units as
moderate-income units. The project, however,
provides a well well- defined 5- foot sidewalk
along the project frontage.

5.4.6‐P14: Encourage sensitive design and
site planning to minimize the scale of larger
buildings through use of building massing,
setbacks, façade articulation, fenestration,
varied parapets and roof lines, and
pedestrian‐scaled architectural details.

The project provides features with visual
interest such fenestrations and recesses.

Material changes and color are introduced to
help minimize the scale of the building.

5.5.2-P1: Require that new development
incorporate building articulation and
architectural features, including front doors,
windows, stoops, porches or bay windows
along street frontages, to integrate new
development into the existing
neighborhoods.

The project incorporates offsets along the
building planes and a mixture of exterior
materials, finishes and architectural features
to create visual breaks and interest in the
design for compatibility with the surrounding
neighborhood.

5.5.2‐P4 Provide adequate separation
between incompatible land uses in order to
minimize negative effects on surrounding
existing and planned development.

5.5.2‐P5 Require that new development
provide an appropriate transition to
surrounding neighborhoods.

5.5.2‐P9 Improve pedestrian amenities,
including sidewalks and bicycle paths, to
promote neighborhood compatibility

The proposed building is oriented away from
the adjacent single-family homes to the north
and east, using the northern portion of the site
for parking and landscaping to provide
adequate separation and transition from
multifamily to single family development. The
project also proposes large screen trees along
the rear property line to mitigate the privacy
impacts on the adjacent single-family homes.

________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 1 of 16
Development Review Hearing February 1, 2023

CONDITIONS OF APPROVAL

GENERAL
A. If relocation of an existing public facility become s 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.

COMMUNITY DEVELOPMENT

BUILDING DIVISION
BD1. Prior to overall construction permit application, submit to the Santa Clara Building Division, 2 copies of an addressing diagram request, to be prepared by a licensed architect or engineer. The addressing diagram(s) shall include all proposed streets and all building floor plans. The addressing diagram(s) shall conform to Santa Clara City Manager Directive #5; Street Name and Building Number Changes, and Santa Clara Building Division Address Policy For Residential and Commercial Developments. The addressing diagram(s) shall indicate all unit numbers to be based off established streets, not alleys nor access-ways to garages. Allow a minimum of 10 working days for initial staff review. Please note city staff policy that existing site addresses typically are retired. Provide digital pdf printed from design software, not scanned from printed paper sheet.
a) Any building or structure that is demolished shall have its address retired and a new address/s shall be issued for the project.

BD2. The construction permit application drawings submitted to the Santa Clara Building Division shall include a copy of the latest Federal Emergency Management Agency (FEMA) Flood Zone Map:
https://msc.fema.gov/portal/home. The project drawings shall indicate how the project complies with the Santa Clara Flood Damage Prevention Code.
a. FEMA Flood Zone map designations and requirements are based on the map in effect at date of Building Permit issuance.

BD3. The construction permit application drawings submitted to the Santa Clara Building Division shall include Santa Clara Valley Urban Runoff Pollution Prevention Program Low Impact Development (LID) practices http://www.scvurppp-w2k.com/nd_wp.shtml. All projects that disturb more than one acre, or projects that are part of a larger development that in total disturbs more than one acre, shall comply with the Santa Clara Valley Urban Runoff Pollution Prevention Program Best Management Practices (BMP): http://www.scvurppp-w2k.com/construction_bmp.shtml, and shall provide a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD). All site drainage and grading permit applications submitted to the Santa Clara Building Division shall include a city of Santa Clara "C3" data form, available on this web page:
• https://www.santaclaraca.gov/our-city/departments-g-z/public-works/environmental- programs/stormwater-pollution-prevention and will be routed to a contract consultant for review.

BD4. No construction code review or analysis is being done at this time. The construction permit application drawings submitted to the Santa Clara Building Division shall include an overall California Building Code analysis, including; proposed use and occupancy of all spaces (19' CBC Ch. 3), all building heights and areas (19' CBC Ch. 5), all proposed types of construction (19' CBC Ch. 6), all proposed fire and smoke protection features, including all types of all fire rated penetrations proposed (19' CBC Ch. 7), all proposed interior finishes fire resistance (19' CBC Ch. 8), all fire protection systems proposed ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 2 of 16
Development Review Hearing February 1, 2023
(19' CBC Ch. 9), and all means of egress proposed (19' CBC Ch. 10). -Noncombustible exterior wall, floor, and roof finishes are strongly encouraged.
• During construction retaining a single company to install all fire rated penetrations is highly recommended.
• The grade level lobbies shall be min.1 hour rated all sides and above. • All stair shafts shall be min. 1 hour rated.
• All elevator shafts shall be min. 1 hour rated.
• All trash chute shafts shall be min. 1 hour rated.
• Recommendation: provide a minimum of two trash chutes; one for recyclables, one for trash, each trash chute to be routed down to a grade level trash collection room. • Any trash rooms shall be min. 1 hour rated all sides and above.

BD5. The overall project construction permit application shall include the geotechnical, architectural, structural, energy, electrical, mechanical, and plumbing drawings and calculations. Prior to the issuance of the overall project construction permit, a conditions of approval review meeting must be held in city hall, which meeting must be attended by the on-site field superintendent(s). The meeting will not be held without the attendance of the on-site field superintendent(s). The on-site grading permit shall be a separate permit application to the Building Division.

BD6. Temporary Certificates of Occupancy will not be routinely issued and will be considered on a very limited basis only when there is a clear and compelling reason for city staff to consider a TCO. A TCO will be approved only after all applicable City staff have approved in writing; Planning, P.W./ Engineering, Fire Prev., Santa Clara Water, Silicon Valley Power, and any other applicable agencies such as the Santa Clara County Health Dept., with the Building Division being the final approval of all TCO.'s.

BD7. See Title 15 of the Santa Clara City Code for any amendments to the California Building Codes.

BD8. This project is subject to the provisions of the City of Santa Clara 2022 Reach Code, effective January 2022 See Ordinance No. 2034 and/or Title 15 of the Santa Clara City Code. • Chp. 15.36 – Energy Code for “all electric” provisions for new construction. • Chp. 15.38 – Green Building Code for additional Electric Vehicle Charging requirements for new construction.

HOUSING & COMMUNITY SERVICES DIVISION
H1. In accordance with the Santa Clara City Code chapter 17.40, this project is subject to the affordable housing requirements and impact fee for the proposed 15 units for-sale residential development.

The Applicant shall provide all 15 of the units to affordable households made available at affordable sales prices to very low, low and moderate-income households. The applicant has proposed the following affordability: 5 very low income units, 8 low income units and 2 moderate income units.

All prices are set in accordance with the City’s Below Market Purchase (BMP) Program Policies and Procedures Manual (subject to updates and changes). Applicant shall be responsible for cost incurred under the California Building Standards (California Code of Regulations, Title 24) for the each affordable for- sale residential unit.

Prior to issuance of Building Permits, the Developer shall enter into an Affordable Housing Agreement (AHA) with the City that will determine the Affordable Sales Price, identify the actual unit to be sold as the Affordable Unit, and apply all terms and covenants guaranteeing the prescribed affordability.

Satisfaction of the affordable housing obligation shall be memorialized in the AHA and subject to City Council approval. There will be a fee for the preparation of the AHA in the amount of $4,020 which will be due prior to execution of the AHA. Please note all fees are based on the current Municipal Fee Schedule in effect at the time the project is approved.

________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 3 of 16
Development Review Hearing February 1, 2023

PLANNING DIVISION
P1. Submit plans for final architectural review to the Planning Division and obtain architectural approval prior to issuance of building permits. Said plans to include, but not be limited to site plans, floor plans, elevations, landscaping, lighting and signage. Landscaping installation shall meet City water conservation criteria in a manner acceptable to the Director of Community Development.

P2. Obtain required permits and inspections from the Building Official and comply with the conditions thereof. If this project involves land area of 1 acre or more, the developer shall file a Notice of Intent (NOI) with the State Water Resources Control Board prior to issuance of any building permit for grading, or construction; a copy of the NOI shall be sent to the City Building Inspection Division. A storm water pollution prevention plan is also required with the NOI.

P3. Comply with all requirements of Building and associated codes (the CBC. CEC, CMC, CPC, California Green Building Code, the California Energy Code, etc.) current at the time of application for Building Permit, that includes grading and site utility permits.

P4. The Developer shall comply with the Mitigations Monitoring and Reporting Program identified in the Initial Study / Mitigated Negative Declaration and shall be incorporated in the Conditions of Approval for this project.

P5. A change in the original number of unit and any subsequent division or increase in the number of units shall require a discretionary development permit.

P6. Prior to issuance of a demolition permit, Developer/Owner shall have an asbestos survey of the proposed site performed by a certified individual. Survey results and notice of the proposed demolition are to be sent to the Bay Area Air Quality Management District (BAAQMD). No demolition shall be performed without a demolition permit and BAAQMD approval and, if necessary, proper asbestos removal.

P7. Incorporate Best Management Practices (BMPs) into construction plans and incorporate post construction water runoff measures into project plans in accordance with the City’s Urban Runoff Pollution Prevention Program standards prior to the issuance of permits. Proposed BMPs shall be submitted to and thereafter reviewed and approved by the Planning Division and the Building Inspection Division for incorporation into construction drawings and specifications.

P8. An erosion control plan shall be prepared, and copies provided to the Planning Division and to the Building Inspection Division for review and approval prior to the issuance of grading permits or building permits that involve substantial disturbance of substantial ground area.

P9. Commercial, industrial, and multi-family residential buildings must have enclosures for solid waste and recycling containers. The size and shape of the enclosure(s) must be adequate to serve the estimated solid waste and recycling needs and size of the building(s) onsite and should be designed and located on the property so as to allow ease of access by collection vehicles. As a general rule, the size of the enclosure(s) for the recycling containers should be similar to the size of the trash enclosure(s) provided onsite. Roofed enclosures with masonry walls and solid metal gates are the preferred design. Any required enclosure fencing (trash area, utility equipment, etc.) if not see-thru, shall have a six (6) inch opening along the bottom for clear visibility. Any gates or access doors to these enclosures shall be locked.

P10. The Final Storm Water Management Plan (SWMP) must be certified by a third-party consultant from SCVURPP’s current list of qualified consultants. Five copies of the approval letter from the certified third party review (wet stamped and signed) must be submitted prior to the issuance of grading or building permit.

P11. Prior to the issuance final occupancy, the applicant shall enter into Operations and Maintenance (O&M) agreement with the City. The project operator is responsible for the operations and maintenance of the SWMP and stormwater BMPs consistent with the O&M agreement throughout the life of the project. ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 4 of 16
Development Review Hearing February 1, 2023
P12. A complete landscape plan that includes, type, size and location of all plant species shall be required as part of architectural review of the project. Review and approval of the complete landscape plan, including water conservation calculations and irrigation plan shall be required prior to issuance of building permits. Installation of landscaping is required prior to occupancy permits.

P13. Site landscaping shall be maintained in good condition throughout the life of the Development and no trees shall be removed without City review and approval.

P14. Trees permitted by the City for removal shall be replaced at a 2:1 ratio with 24-inch box specimen trees reviewed, or equal alternative as approved by the Director of Community Development.

P15. The project shall provide complete streets along the project frontage on Pomeroy Avenue at least 5 foot wide detached sidewalk with a 4.5 foot landscape strip.

P16. Construct six-foot masonry wall along property lines abutting commercial and residential properties in accordance with Zoning Ordinance requirements or to the satisfaction of the Director of Community Development.

P17. Developer is responsible for collection and pick-up of all trash and debris on-site and adjacent public right-of-way.

P18. Minor changes to the project would be subject to Planning Division review and approval prior to issuance of building permits.

P19. Construction activity not confined within a building shall be limited to the hours of 7:00 a.m. to 6:00 p.m. weekdays and not permitted on Saturdays and Sundays for projects within 300 feet of a residential use.

Construction activity confined within a building shall be limited to the hours of 7:00 A.M. to 6:00 P.M. following on weekdays other than holidays, Monday through Friday, inclusive; and within the hours of 9:00 A.M. to 6:00 P.M. following, inclusive, on any Saturday which is not a holiday. Construction activity shall not be allowed on recognized State holidays, as noted in Section 9.10.230 of the SCCC, as amended.

FIRE
F1. Prior to Building Permit Issuance, a Phase II environmental assessment is required to be submitted to CRRD for review. If hazards are present that require site mitigation, cleanup, or management of chemical contaminants in soil, soil vapor, or groundwater a separate permit from one of the regulatory agencies below will be required. The type and extent of contamination on site(s) will govern which of the regulatory agencies noted below can supervise the cleanup:
a. Department of Toxic Substances Control (DTSC);
b. State Water Resources Control Board; or
c. Santa Clara County, Department of Environmental Health.

F2. Prior to Building Permit Issuance, a permit for Construction Safety & Demolition shall be submitted to the fire department for review and approval in compliance with our Construction Safety & Demolition standard.

F3. Prior to Building Permit Issuance, provide documentation from the City of Santa Clara Water & Sewer Department that the minimum required fire-flow can be met. Fire Department fire-flow will be based on the current California Fire Code and the maximum reduction is twenty-five percent. The most restrictive departments requirement shall apply.

F4. Prior to Building Permit Issuance, a separate construction permit for fire hydrants shall be obtained from the fire department. The required number, location and distribution of fire hydrants for the buildings will be based on the current California Fire Code, Appendix C as amended. The required number of fire hydrants will be based on the fire-flow before the reduction for fire sprinklers. An additional public fire hydrant will be required.
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Development Review Hearing February 1, 2023
F5. Prior to Building Permit Issuance, a five-foot all-weather perimeter pathway around the entire perimeter of the buildings to facilitate firefighter access is required to be incorporated into the Building permit submittal.

F6. Prior to the issuance of the Building Permit, a construction permit from the fire department apparatus access roads is required to be submitted for review and approval. Roadways must be provided to comply with all the following requirements:
a. Fire apparatus access roadways shall be provided so that the exterior walls of the first story of the buildings are located not more than 150 feet from fire apparatus access as measured by an approved route around the exterior of each building. In addition, aerial apparatus roadways must be located so aerial apparatus will have clear access to the “entire” face/sides of the building. The minimum number of sides is project-specific and depends on the building configuration, building design, occupancy, and construction type, etc. As part of Building Permit Issuance, an alternative materials, design, and methods of construction and equipment application will need to be submitted for review and approval incorporating applicable mitigation measures as determined by the fire department for the lack of compliance. b. The parking garage fire department drive-thru shall have a minimum vertical clearance of not less than 16 feet. For all other areas, the “minimum” unobstructed vertical clearance shall not be less than 13 feet 6 inches.
c. The “minimum” width of fire department access roadway is 26 feet. d. The minimum inside turning radius shall be 30 feet.
e. The “minimum” width of roadways for aerial apparatus is 26 feet. Ariel access roadways shall be located a minimum of 15 feet and a maximum of 30 feet from the protected building. As part of Building Permit Issuance, an alternative materials, design, and methods of construction and equipment application will need to be submitted for review and approval incorporating applicable mitigation measures as determined by the fire department for the lack of compliance. f. Overhead utility and power lines easements shall not be located over fire apparatus access roads or between the aerial fire apparatus roads and the buildings to avoid the possibility of injury and equipment damage from electrical hazards.
g. Fire apparatus access roadways shall be all-weather surface(s) designed to support a gross vehicle weight of 75,000-pounds.
h. Trees at full development must not exceed 30’ in height and not impair aerials apparatus operations to sweep opposing sides of a building. Other obstructions such as site lighting, bio- retention, and architectural features are reviewed case-by-case to ensure they do not obstruct aerial and ground ladder access. Details will be required on building permit submittal reflecting compliance.
i. Traffic control/calming devices are not permitted on any designated fire access roadway unless approved. A separate Fire Department permit is required for any barrier devices installed alone fire department apparatus access roads.
j. All fire department apparatus access roadways on private property are required to “be recorded” with the County of Santa Clara as Emergency Vehicle Access Easements (EVAE’s).

F7. Prior to Building Permit Issuance, provisions shall be made for Emergency Responder Radio Coverage System (ERRCS) equipment, including but not limited to pathway survivability in accordance with Santa Clara Emergency Responder Radio Coverage System Standard.

F8. Prior to the start of construction, roadways and water supplies for fire protection are required to be installed and made serviceable and maintained throughout the course of construction. ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 6 of 16
Development Review Hearing February 1, 2023
F9. Prior to any Certificate of Occupancy Issuance (temporary or permanent), fire-life safety systems installations must be fully installed, functional, and approved. In buildings where an automatic sprinkler system is required, it shall be unlawful to occupy any portion of a building or structure until the automatic sprinkler system installation has been tested and approved. In new buildings of combustible construction where, automatic fire sprinkler systems are required to be installed, the system shall be placed in service as immediately upon the completion of sprinkler pipe installation on each floor level, the piping shall be hydrostatically tested and inspected. After inspection approval from the fire department, each floor level of sprinkler piping shall be connected to the system supply riser and placed into service with all sprinkler heads uncovered. Fire watch is not intended to facilitate occupancy during ongoing construction in a new building.

PARKS & RECREATION
PR1. This memo assumes the Project is a subdivision and the Quimby Act provisions will apply. The project will generate an estimated 36 residents (2.4 persons/household x 15 units). Based on the Quimby Act standard of 3.0 acres/1000 residents, the amount of public parkland required for this Project to mitigate the impact of the new resident demand is approximately 0.1080-acres. The equivalent fee due in lieu of parkland dedication is therefore $732,780. Housing developments for which 100% of the units are affordable to low and/or moderate-income households are eligible for an additional 15% credit toward the parkland dedication requirement or fees in lieu thereof; provided that the approving authority finds that (1) the development complies with all other provisions of this section and that (2) providing the additional credit would serve the public interest. The fee due in lieu of parkland dedication with a 15% credit is $622,863. Any in-lieu fees imposed under this Chapter shall be due and payable to the City prior to issuance of a building permit for each dwelling unit. Final calculations will depend upon the actual number and type of units and the mix of parkland dedicated and remaining fee due, at the discretion of the City.

PR2. Calculations may change if the number of units change, if any areas do not conform to the Ordinance and City Code Chapter 17.35, and/or if the fee schedule for new residential development fees due in lieu of parkland dedication changes before this Project is deemed complete by Planning.

PR3. Dwelling Unit Tax. A dwelling unit tax (DUT) is also due based on the number of units and additional bedrooms per City Code Chapter 3.15. The Project mix includes 2 one-bedroom units, 7 two-bedroom units, 5 three-bedroom units, and 1 four-bedroom unit for a total DUT of $325.

POLICE
PD1. The property should be fenced off during demolition and construction as a safety barrier to the public and deterrent to theft and other crime. Consider not having any screening material on the fence so passing Police Patrol checks will be able to see into the site.

PD2. Address numbers should be a minimum of twelve (12) inches in height for commercial or industrial buildings. Consider illuminated numbers during the hours of darkness, and in a color that is contrasting to the background material. They shall be clearly visible from the street. Where multiple units or buildings occupy the same property, each unit/building address shall be clearly visible. A monument sign, preferably at all entrances to the property, should be prominently displayed showing all unit/building numbers, addresses, etc. A map is recommended for large complexes with multiple streets or walkways.

PD3. Each distinct unit within the building shall have its address displayed on or directly above both front and rear doors.

PD4. Landscaping should follow the National Institute of Crime Prevention standards. That standard describes bushes/shrubs not exceeding 2’ in height at maturity, or maintained at that height, and the canopies of trees should not be lower than 6’ in height. Crime deterrent vegetation is encouraged along the fence and property lines and under vulnerable windows. ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 7 of 16
Development Review Hearing February 1, 2023
PD5. Lighting for the project to be at the IES (Illuminating Engineering Society of North America) standards and include the features listed below: White light source, Pedestrian Scale, Full cut-off or shoebox design, Unbreakable exterior, Tamperproof Housings, Wall mounted lights/10’ high. These features increase natural surveillance, support and/or enhance security camera capabilities, and increase Police Patrol effectiveness.

PD6. Any required enclosure fencing (trash area, utility equipment, etc.) would preferably be see-thru. If for aesthetic reasons prohibit that, the fencing should have a six (6) inch opening along the bottom for clear visibility. Any gates or access doors to these enclosures should be locked.

PD7. If the project includes any benches, these benches should not be longer than 5 feet in length and should have arm rests at both ends. If the benches are longer than 5 feet in length, there should be a divider (arm rest or similar) in the middle of the bench in addition to the arm rests on both ends. This helps prevent unlawful lodging and/or skateboarding. Another option to benches could be cubes, knee walls, or other creative types of seating possibilities.

PD8. The developer should install skate stoppers on any low clearance wall of 36 inches in height or lower to prevent vandalism/damage to the wall from skateboarding or similar activities. If there is outdoor seating associated with a restaurant or similar business which is near vehicle parking stalls, the outdoor space will be designed to ensure the safety of the public from possible vehicular related incidents.

PD9. All exterior doors should be adequately illuminated at all hours with their own light source.

PD10. All construction of dwelling units shall conform to the requirements of the Uniform Building Security Code as adopted by the City of Santa Clara City Council.

PD14. Applicant shall install signage to prevent theft from vehicles in the parking lots. In addition, the use of quality lighting, installation of high-quality video cameras/recorders, and license plate readers are highly encouraged to prevent thefts from vehicles.
doors.

PUBLIC WORKS

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.

E6. If requested, Developer/property owner shall prepare and submit for City approval a maintenance plan for all sidewalk, curb and gutter, landscaping and irrigation system improvements installed within the public right-of-way prior to encroachment permit issuance. Such plan shall include at a minimum, ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 8 of 16
Development Review Hearing February 1, 2023
maintenance requirements for trees and shrubs, in acknowledgement of developer’s/property owner’s obligation under Chapter 12.30 and 17.15.

E7. Developer shall provide a complete storm drain study for the 10-year and 100-year storm events. The grading plans shall include the overland release for the 100-year storm event and any localized flooding areas. System improvements, if needed, will be at developer’s expense.

E8. All storm drain mains and laterals, sanitary sewer mains and laterals shall be outside the drip line of mature trees or 10’ clear of the tree trunk whichever is greater.

E9. Existing sanitary sewer lateral shall be reused pending confirmation of feasibility.

E10. Provide root barriers when the drip line of the mature trees covers the sidewalk. Root barriers for sidewalk protection shall be 16' long or extend to drip line of the mature tree, whichever is greater, and be 1.5' deep, and centered on trees. Root barriers for curb and gutter protection shall be 16' long or extend to drip line of the mature tree, whichever is greater, and be 2’ deep, and centered on trees.

E11. Dedicate required on-site easements for any new sidewalk, public utilities and/or emergency vehicle access by means of subdivision map or approved instrument at time of development.

E12. 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.

E13. 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.

E14. Pavement treatment shall be 2” grind and overlay with digouts for the full street width of De La Cruz Boulevard.

E15. Traffic improvements must comply with the City of Santa Clara Standard Specifications for Public Works Construction.

E16. Upgrade the pedestrian push buttons to APS at the intersection of De La Cruz Blvd and Greenwood Drive, the closest pedestrian crossing to Montague Park and Elementary School.

E17. Residential bicycle parking shall be 5 Class I spaces and 2 Class II spaces per 2007 VTA Bicycle Technical Guidelines.

E18. Class I and Class II bicycle parking, as defined in SCMC 18.74.075, shall be conveniently accessible from the street, within 200 feet of a building entrance and/or highly visible areas.

E19. Landscape improvements within 10 feet of a driveway must be less than 3 feet or greater than 10 feet per City Standard Detail TR-9.

E20. All on-site structures must be clear of Driveway Visibility Clearance Areas per City Standard Detail TR-

9. E21. Provide truck loading zone on-site for moving/delivery trucks.

E22. Design and construct minimum 5-foot wide sidewalk.

E23. Design and construct driveway in accordance with City Standard Detail ST-8.

E24. The Bicycle Plan Update 2018 identifies De La Cruz Boulevard adjacent to the project site as a future Class IV Bikeway. On-street parking shall be prohibited with signage along property frontage on De La Cruz Boulevard.

STREETS DIVISION
Landscape
L1. Include City of Santa Clara Tree Preservation/City Arborist specifications on all improvement plans.

L2. No cutting of any part of private trees, including roots, shall be done without securing prior approval of the City Arborist. Tree trimming/removal shall be done in accordance to the City of Santa Clara Tree ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 9 of 16
Development Review Hearing February 1, 2023
Preservation/City Arborist specifications and with direct supervision of a certified arborist (Certification of International Society of Arboriculture).

L3. Identified existing mature trees to be maintained. Prepare a tree protection plans for review and approval by the City of Santa Clara prior to any demolition, grading or other earthwork in the vicinity of existing trees on the site.

Solid Waste
SW1. The applicant shall complete and provide the Post-Construction Solid Waste Generation Estimation and Collection Form, which includes the estimation of trash and recycling materials generated from the project. Use the City’s Solid Waste Guidelines for New and Redevelopment Projects as specified by the development type. Contact the Public Works Department at [email protected] or (408) 615-3080 for more information.

SW2. The applicant shall provide a site plan showing all proposed locations of solid waste containers, trash enclosures and trash staging areas. The site plan shall show the route or access for trash and recycling collectors (trucks) including vertical clearance, turning radius and street/alley widths. All plans shall comply with the City’s Solid Waste Guidelines. Applicant to arrange for push/pull service for garbage collection. Recycling collection will either be push/pull service, or hauler will enter property for service and back out on to De La Cruz- this to be determined and is at hauler’s discretion.

SW3. For projects that involve construction, demolition or renovation of 5,000 square feet or more, the applicant shall comply with City Code Section 8.25.285 and recycle or divert at least sixty five percent (65%) of materials generated for discard by the project during demolition and construction activities. No building, demolition, or site development permit shall be issued unless and until applicant has submitted a construction and demolition debris materials check-off list. Applicant shall create a Waste Management Plan and submit, for approval, a Construction and Demolition Debris Recycling Report through the City’s online tracking tool at http://santaclara.wastetracking.com/.

SW4. Prior to obtaining a Temporary or Final Certificate of Occupancy, individual weight tickets for all materials generated for discard or reuse by the project during demolition and construction activities shall be uploaded to Green Halo and submitted for review and approval by Environmental Services. At a minimum two (2) weeks review time is required.

SW5. This project is subject to the City’s Accumulation, Transportation and Disposal of Solid Waste Ordinance (Chapter 8.25 of the Municipal Codes), which requires the handling and disposal of waste by authorized service haulers. Insert the General Notes for the Construction & Demolition (C&D) Waste Management into construction plans in accordance with the City’s municipal codes prior to the issuance of a Building or Grading permit. Provide the Green Halo waste online tracking number to Building staff prior to the issuance of a demolition or building permit.

SW6. This property falls within the City’s exclusive franchise hauling area. The applicant is required to use the City’s exclusive franchise hauler and rate structure for any hired debris boxes. Prior to the issuance of a Public Works clearance, the project applicant shall complete and sign the Construction and Demolition (C&D) / Waste Management Rules and Regulations Form.

SW7. All refuse from all residential properties within the city shall be collected at least once a week, unless otherwise approved in writing (SCCC 8.25.120). Garbage service level required for residential developments (single-family and multi-family) as well as motels and hotels shall be no less than twenty (20) gallons per unit. All project shall submit to the Public Works Department the preliminary refuse service level assessment for approval.

Stormwater
Prior to City’s issuance of Building or Grading Permits, the applicant shall develop a Final Stormwater Management Plan, update the C.3 Data Form, the Special Project Narratives and Worksheet (as appropriate), and an Erosion and Sediment Control Plan.

ST2. The Final Stormwater Management Plan and all associated calculations shall be reviewed and certified by a qualified 3rd party consultant from the SCVURPPP List of Qualified Consultants, and a 3rd party review letter shall be submitted with the Plan.
________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 10 of 16
Development Review Hearing February 1, 2023
ST3. For project that disturbs a land area of one acre or more, the applicant shall provide a copy of the Notice of Intent (NOI) with WDID number for coverage under the State Construction General Permit.

Active projects with NOI will be inspected by the City once per month during the wet season (October – April).

ST4. The applicant shall incorporate Best Management Practices (BMPs) into construction plans and incorporate post-construction water runoff measures into project plans. Include the SCVURPPP Countywide Construction BMPs Plan Sheet with the plans.

ST5. Include the C.3 Treatment Facilities Construction Notes on the Improvement Plans and/or Stormwater Control Plans.

ST6. During the construction phase, all stormwater control measures shall be inspected for conformance to approved plans by a qualified 3rd party consultant from the SCVURPPP List of Qualified Consultants, and a 3rd party concurrence letter on the C.3 facilities construction shall be submitted to the Public Works Department. The City reserves the right to review the 3rd party inspection reports on the C.3 stormwater facilities installation.

ST7. Applicant shall install biotreatment soil media that meets the minimum specifications as set forth in the SCVURPPP C.3 Stormwater Handbook. If percolation rate test of the biotreatment soil mix is not performed on-site, a certification letter from the supplier verifying that the soil meets the specified mix (the date of such document shall not be older than 3 months).

ST8. As-Built drawing shall be submitted to the Public Works Department. Include C.3 Stormwater Treatment Facilities Construction general notes on the improvement plans.

ST9. Permeable Pavement, Media Filter vaults, Interceptor Trees and Trash Full Capture Devices shall be inspected by a third-party reviewer and/or manufacturer representative for conformance with the details and specifications. If necessary, percolation test shall be performed to ensure proper installation. A map displaying the number, location and details of full trash capture devices shall be prepared as an attachment to the Operations and Maintenance (O&M) Agreement with the City.

ST10. Stormwater treatment facilities must be designed, installed, and maintained to achieve the site design measures throughout their life in accordance to the SCVRUPPP C.3 Stormwater Handbook (Chapter 6 and Appendix C).

ST11. The property owner shall enter into an Operation and Maintenance (O&M) Agreement with the City for all installed stormwater treatment measures and full trash capture devices in perpetuity. Applicants should contact Public Works Dept. - Environmental Services at (408) 615-3080 or [email protected] for assistance completing the Agreement. For more information and to download the most recent version of the O&M Agreement, visit the City’s stormwater resources website at http://santaclaraca.gov/stormwater. Inspection of permeable pavement, media filter vaults and full trash capture devices is to be done annually by December 31 of each year.

ST12. Any site design measures used to reduce the size of stormwater treatment measures shall not be installed for the project without the written approval from the City, installing the corresponding resizing of other stormwater treatment measures and an amendment of the property’s O&M Agreement.

ST13. Developer shall install an appropriate stormwater pollution prevention message such as “No Dumping – Flows to Bay” on any storm drains located on private property.

ST14. Interior floor drains shall be plumbed to the sanitary sewer system and not connected to the City’s storm drain system.

ST15. Floor drains within trash enclosures shall be plumbed to the sanitary sewer system and not connected to the City’s storm drain system.

ST16. All outdoor equipment and materials storage areas shall be covered and/or bermed, or otherwise designed to limit the potential for runoff to contact pollutants.

ST17. Decorative and recreational water features such as fountains, pools, and ponds shall be designed and constructed to drain to the sanitary sewer system only.

ST18. The use of architectural copper is discouraged. If such material is used, all wastewater generated by the installation, cleaning, treating, or washing of the surface of copper architectural features, including copper roofs, shall not be discharged to the City’s storm drain system. ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 11 of 16
Development Review Hearing February 1, 2023

SILICON VALLEY POWER
SVP1. Clearances: (Make sure job notes do not conflict with SVP clearance requirements) a. EQUIPMENT
i. Ten (10) foot minimum clearance is required in front of equipment access doors. (UG1000 sheet 11)
ii. Five (5) foot minimum clearance from pad is required on sides without equipment access doors. (UG1000 sheet 11)
iii. Eighteen (18) foot minimum width, shall be provided and maintained on one side of the equipment pad to allow an electric dept. line truck to drive up next to the pad for installation and maintenance of equipment. (UG1000 Sheet 11). iv. Barrier pipes are required only on sides accessible to vehicles. (UG1000 Sheet 12).

1. Thirty (30) inches from side of equipment sides.

2. Forty Eight (48) inches in front of access doors.
a. Barrier Pipes in front of access doors shall be removable. b. CONDUITS
i. Five (5) foot minimum longitudinal clearance between new conduits or piping systems (open trench installation) and any existing or proposed SVP conduit system. This is for longitudinal. (UG1250 sheet 5)
ii. Twelve (12) inch minimum vertical clearance between new conduit/pipes installed perpendicular to existing SVP conduits for open trench installations. (UG1000 sheet 36, UG1250 Sheet 6)
iii. Three (3) foot six (6) inches clearance is required from poles for open trench installation. Exceptions are for riser conduit. (UG1250 Sheet 7) iv. Three (3) foot minimum clearance is required between sign posts, barrier pipes or bollards, fence posts, and other similar structures. ( UG1250 sheet 10). v. Five (5) foot minimum from new splice boxes, pull boxes, manholes, vaults, or similar subsurface facilities. (UG1000 sheet 8)
vi. Five (5) foot minimum clearance from walls, footings, retaining wall, landscape planter, tree root barrier or other subsurface wall or structure. (UG1250 sheet 9). vii. Five (5) foot minimum clearance is required between fire hydrant thrust block.

The thrust block extends 5’ foot on either side of the fire hydrant in line with the radial water pipe connected to the hydrant.
c. VAULTS/MANHOLES
i. Ten (10) foot minimum clearance is required between adjacent Vaults or Manholes.
ii. Five (5) foot minimum clearance is required between adjacent conduits. iii. Minimum 36” from face of curb, or bollards required. d. Poles (Electrolier, Guy Stub poles, service clearance poles, self-supporting steel poles and lighting poles.)
i. Three (3) foot six (6) inches clearance is required from poles for open trench installation. Exceptions are for riser conduit. (UG1250 Sheet 7) e. Guy Anchors
i. Five (5) foot minimum clearance is required between center of anchor line and any excavation area. (UG1250 sheet 15).
f. Trees
i. OH 1230 for Overhead Lines
ii. SD 1235 for Tree Planting Requirements near UG Electric Facilities SVP2. Reference listed SVP standards for clearances.
________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 12 of 16
Development Review Hearing February 1, 2023
a. Installation of Underground Substructures by Developers b. UG1250 – Encroachment Permit Clearances from Electric Facilities c. UG0339 – Remote Switch Pad
d. OH1230 – Tree Clearances From Overhead Electric Lines e. SD1235 – Tree Planting Requirements Near Underground Electric Facilities SVP3. Prior to submitting any project for Electric Department review, applicant shall provide a site plan showing all existing utilities, structures, easements and trees. Applicant shall also include a “Load Survey” form showing all current and proposed electric loads. A new customer with a load of 500KVA or greater or 100 residential units will have to fill out a “Service Investigation Form” and submit this form to the Electric Planning Department for review by the Electric Planning Engineer. Silicon Valley Power will do exact design of required substructures after plans are submitted for building permits.

SVP4. The Developer shall provide and install electric facilities per Santa Clara City Code chapter

17.15.210.

SVP5. Electric service shall be underground. See Electric Department Rules and Regulations for available services.

SVP6. Installation of underground facilities shall be in accordance with City of Santa Clara Electric Department standard UG-1000, latest version, and Santa Clara City Code chapter 17.15.050.

SVP7. Underground service entrance conduits and conductors shall be “privately” owned, maintained, and installed per City Building Inspection Division Codes. Electric meters and main disconnects shall be installed per Silicon Valley Power Standard MS-G7, Rev. 2.

SVP8. 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).

SVP9. If the “legal description” (not “marketing description”) of the units is condominium or apartment, then all electric meters and services disconnects shall be grouped at one location, outside of the building or in a utility room accessible directly from the outside. If they are townhomes or single-family residences, then each unit shall have it’s own meter, located on the structure. A double hasp locking arrangement shall be provided on the main switchboard door(s). Utility room door(s) shall have a double hasp locking arrangement or a lock box shall be provided.

Utility room door(s) shall not be alarmed.

SVP10. If transformer pads are required, City Electric Department requires an area of 17’ x 16’-2”, which is clear of all utilities, trees, walls, etc. This area includes a 5’-0” area away from the actual transformer pad. This area in front of the transformer may be reduced from a 8’-0” apron to a 3’-0”, providing the apron is back of a 5’-0” min. wide sidewalk. Transformer pad must be a minimum of 10’-0 from all doors and windows, and shall be located next to a level, drivable area that will support a large crane or truck.

SVP11. All trees, existing and proposed, shall be a minimum of five (5) feet from any existing or proposed Electric Department facilities. Existing trees in conflict will have to be removed.

Trees shall not be planted in PUE’s or electric easements.

SVP12. Any relocation of existing electric facilities shall be at Developer’s expense.

SVP13. Electric Load Increase fees may be applicable.

SVP14. The developer shall provide the City, in accordance with current City standards and specifications, all trenching, backfill, resurfacing, landscaping, conduit, junction boxes, vaults, street light foundations, equipment pads and subsurface housings required for power distribution, street lighting, and signal communication systems, as required by the City in the development of frontage and on-site property. Upon completion of improvements satisfactory to the City, the City shall accept the work. Developer shall further install at his cost the service facilities, consisting of service wires, cables, conductors, and associated equipment necessary ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 13 of 16
Development Review Hearing February 1, 2023
to connect a customer to the electrical supply system of and by the City. After completion of the facilities installed by developer, the City shall furnish and install all cable, switches, street lighting poles, luminaries, transformers, meters, and other equipment that it deems necessary for the betterment of the system (Santa Clara City Code chapter 17.15.210 (2)).

SVP15. Electrical improvements (including underground electrical conduits along frontage of properties) may be required if any single non-residential private improvement valued at $200,000 or more or any series of non-residential private improvements made within a three- year period valued at $200,000 or more (Santa Clara City Code Title 17 Appendix A (Table III)).

SVP16. Non-Utility Generator equipment shall not operate in parallel with the electric utility, unless approved and reviewed by the Electric Engineering Division. All switching operations shall be “Open-Transition- Mode”, unless specifically authorized by SVP Electric Engineering Division. A Generating Facility Interconnection Application must be submitted with building permit plans. Review process may take several months depending on size and type of generator. No interconnection of a generation facility with SVP is allowed without written authorization from SVP Electric Engineering Division.

SVP17. Encroachment permits will not be signed off by Silicon Valley Power until Developers Work substructure construction drawing has been completed.

SVP18. All SVP-owned equipment is to be covered by an Underground Electric Easement (U.G.E.E.) This is different than a PUE. Only publically-owned dry utilities can be in a UGEE. Other facilities can be in a joint trench configuration with SVP, separated by a 1’ clearance, providing that they are constructed simultaneously with SVP facilities. See UG 1000 for details.

SVP19. Proper clearance must be maintained from all SVP facilities, including a 5’ clearance from the outer wall of all conduits. This is in addition to any UGEE specified for the facilities. Contact SVP before making assumptions on any clearances for electric facilities.

SVP20. Transformers and Switch devices can only be located outdoors. These devices MAY be placed 5’ from an outside building wall, provided that the building wall in that area meets specific requirements. (See UG 1000 document for specifics) EXAMPLE: If there are any doors, windows, vents, overhangs or other wall openings within 5’ of the transformer, on either side, then the transformer MUST be 10’ or more away from the building. These clearances are to be assumed to be clear horizontally 5’ in either direction and vertically to the sky.

SVP21. All existing SVP facilities, onsite or offsite, are to remain unless specifically addressed by SVP personnel by separate document. It is the Developers responsibility to maintain all clearances from equipment and easements. Developer to contact SVP outside of the PCC process for clear definitions of these clearance requirements. Developer should not assume that SVP will be removing any existing facilities without detailed design drawings from SVP indicating potential removals. Simply indicating that SVP facilities are to be removed or relocated on conceptual plans does not imply that this action has been approved by SVP.

SVP22. SVP does not utilize any sub-surface (below grade) devices in its system. This includes transformers, switches, etc.

SVP23. All interior meter rooms at ground level are to have direct, outside access through only ONE door.

Interior electric rooms must be enclosed in a dedicated electric room and cannot be in an open warehouse or office space.

SVP24. High Rise Metering and Multi-Floor Infrastructure Requirements

a. Refer to UG0250 – High Density Residential Metering Requirements b. Refer to FO-1901 – Fiber Optic Splicing and Testing Methods SVP25. In the case of podium-style construction, all SVP facilities and conduit systems must be located on solid ground (aka “real dirt”), and cannot be supported on parking garage ceilings or placed on top of structures.

SVP26. Applicant is advised to contact SVP (CSC Electric Department) to obtain specific design and utility requirements that are required for building permit review/approval submittal. Please provide a site plan to Leonard Buttitta at 408-615-6620 to facilitate plan review. ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 14 of 16
Development Review Hearing February 1, 2023
SVP27. In events where electric load demand exceeds 2MVA or service size exceeds 4000 Amps at 480V for a building, the Customer shall take service at 12KV. If electric load for a single metered location service exceeds 4.5MVA, additional 12KV service(s) may be provided. 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. 10’ 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.

SVP28. 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.

SVP29. No cross-parcel distribution is allowed. SVP service points must be within the parcels that they serve.

WATER & SEWER
W1. Development Impact Anal ysis: A Development Impact Analysis request has been submitted for the project and the impacts are currently being analyzed. If there is a deficiency in the existing potable water distribution or storage infrastructure, the developer will be required to upgrade the potable water system as determined and approved by the City. The required potable water system upgrades will be at developer's expense. The evaluation may change based on pending development applications and future projects. The potable water hydraul ic analysis does not guarantee or in any way reserves or holds distribution capacity until developer has Final Approval for the project.

W2. 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.

W3. 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.

W4. 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.

W5. 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.

W6. 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.
________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 15 of 16
Development Review Hearing February 1, 2023
W7. 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: 10' from sanitary sewer utilities, 10’ 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 10' 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.

W8. 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.

W9. 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.

W10. 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.

W11. 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.

W12. 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).

W13. 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.

W14. Landscaping: All the landscaping for the project shall comply with the California Water Conservation in Landscaping Act, Government Code Section 65591 et. seq. All plants shall be California native, non- invasive, low water-using or moderate water-using. High water-using plants and nonfunctional turf are prohibited.

W15. 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.

W16. 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 ________________________________________________________________________________ PLN22-00518 3575 De La Cruz Boulevard Page 16 of 16
Development Review Hearing February 1, 2023
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.

W17. 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.

W18. 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.

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/waterconservation.

PREPARED: ______________________
Lucy Garcia
As Needed Office Specialist II
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,ĂďŝƚĂƚ&Žƌ,ƵŵĂŶŝƚǇĨĨŽƌĚĂďůĞŽŶĚŽŵŝŶŝƵŵϯϱϳϱĞ>ĂƌƵǌŽƵůĞǀĂƌĚ͕^ĂŶƚĂůĂƌĂ͕ϵϱϬϱϰ WƌŽũĞĐƚ/ŶĨŽƌŵĂƚŝŽŶ ϭϮͬϮϵͬϮϬϮϮ WĂƌĐĞůEƵŵďĞƌ͗ďĞƌ͗ ϭϬϭͲϭϱͲϬϰϵ 'WϮϬϮϱͲϮϬϯϱĚũ͗DĞĚŝƵŵĞŶƐŝƚǇZĞƐŝĚ ϭϵ ϯϲ ĚƵͬĂĐ ŝƚǇ͗ ^ĂŶƚĂůĂƌĂ ϭϯ hŶŝƚƐн ϯϱй ĞŶƐŝƚǇŽŶƵƐс ϭϴ hŶŝƚƐ ŽƵŶĐŝůŝƐƚƌŝĐƚ͗ ŝƐƚƌŝĐƚϮ Ϯϱ hŶŝƚƐн ϯϱй ĞŶƐŝƚǇŽŶƵƐс ϯϯ hŶŝƚƐ 'ĞŶĞƌĂůWůĂŶ͗ sĞƌǇ>ŽǁĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů
Ύ'W
ϮϬϮϱͲϮϬϯϱ ϭϬ ĚƵͬĂĐ ϭϬ ĚƵͬĂĐ
ŽŶŝŶŐ͗ ͲWƵďůŝĐŽƌYƵĂƐŝWƵďůŝĐ ϳ hŶŝƚƐ ϯϱй ĞŶƐŝƚǇŽŶƵƐ ϵh Ŷ ŝ ƚ Ɛ hƐĞ͗ sĂĐĂŶƚͬ&ŽƌŵĞƌ&ŝƌĞ^ƚĂƚŝŽŶ hƐŝŶŐϯϭϵϰŶŽŶĞĞĚĨŽƌƌĞǌŽŶŝŶŐ͖ƚŚŝƐŝƐĂŶĂĨĨŽƌĚĂďůĞŚŽƵƐŝŶŐƉƌŽũĞĐƚ >ŽƚĐƌĞƐ͗ Ϭ͘ϲϴϱϴϭ ĂĐ
>ŽƚŝŵĞŶƐŝŽŶƐ͗ ϯϬϴ͘ϳϱΖͬϮϱϱ͘ϭϱΖǆϭϬϰ͘ϳϰΖͬϭϬϵ͘ϰϯΖ ΎdŚĞWƌŽũĞĐƚƐŝƚĞŝƐǌŽŶĞĚYƵĂƐŝͲWƵďůŝĐ͕WƵďůŝĐWĂƌŬŽƌZĞĐƌĞĂƚŝŽŶŽŶŝŶŐŝƐƚƌŝĐƚ;ͿĂŶĚ'ĞŶĞƌĂůWůĂŶ ĞƐŝŐŶĂƚŝŽŶŝƐsĞƌǇ>ŽǁͲĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂůƚŚĂƚĂůůŽǁƐĨŽƌĂŵĂǆŝŵƵŵĚĞŶƐŝƚǇŽĨϭϬhͬĐƌĞƐ͘dŚĞƉƌŽũĞĐƚ ƵƚŝůŝǌĞƐϯϭϵϰǁŚŝĐŚǁŝůůƌĞƋƵŝƌĞĐŽŵƉůŝĂŶĐĞǁŝƚŚƚŚĞŽďũĞĐƚŝǀĞƐƚĂŶĚĂƌĚƐŽĨƚŚĞǌŽŶŝŶŐĚŝƐƚƌŝĐƚZϭͲϲ>ƚŚĂƚŝƐ ĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞ'ĞŶĞƌĂůWůĂŶ͘ϭϬϬйĂĨĨŽƌĚĂďůĞƉƌŽũĞĐƚĐĂŶĐŽŶƐƚƌƵĐƚĂƚĂŶǇĚĞŶƐŝƚǇƵƐŝŶŐƚŚĞĨŽůůŽǁŝŶŐ 'ĞŶĞƌĂůWůĂŶWŽůŝĐǇ͗ϱ͘ϱ͘ϭͲWϰ͗&ŽƌƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚƉƌŽǀŝĚŝŶŐŐƌĞĂƚĞƌƚŚĂŶϱϬƉĞƌĐĞŶƚŽĨƚŚĞƚŽƚĂů ŶƵŵďĞƌŽĨƵŶŝƚƐĨŽƌĂĨĨŽƌĚĂďůĞŚŽƵƐŝŶŐŽŶƌĞƐŝĚĞŶƚŝĂůůǇĚĞƐŝŐŶĂƚĞĚƉƌŽƉĞƌƚŝĞƐ͕ĂůůŽǁĚĞǀĞůŽƉŵĞŶƚĂƚĂŶǇ ƌĞƐŝĚĞŶƚŝĂůĚĞŶƐŝƚǇƉƌŽǀŝĚĞĚƚŚĂƚƚŚĞŝŶĐƌĞĂƐĞĚĚĞŶƐŝƚǇŝƐĐŽŵƉĂƚŝďůĞǁŝƚŚƉůĂŶŶĞĚƵƐĞƐŽŶŶĞŝŐŚďŽƌŝŶŐ ƉƌŽƉĞƌƚŝĞƐĂŶĚĐŽŶƐŝƐƚĞŶƚǁŝƚŚŽƚŚĞƌĂƉƉůŝĐĂďůĞ'ĞŶĞƌĂůWůĂŶƉŽůŝĐŝĞƐ͘ WϮ͘/ŶƌĞǀŝĞǁŝŶŐƚŚĞƉƌŽũĞĐƚĨŽƌĐŽŶƐŝƐƚĞŶĐǇǁŝƚŚƚŚĞŽďũĞĐƚŝǀĞƐƚĂŶĚĂƌĚƐŽĨZϭͲϲ>ŽŶŝŶŐŝƐƚƌŝĐƚ͕ƐƚĂĨĨĨŽƵŶĚ ƚŚĂƚƚŚĞƉƌŽũĞĐƚǁŽƵůĚŶŽƚŵĞĞƚƚŚĞĨŽůůŽǁŝŶŐƌĞŐƵůĂƚŝŽŶƐ͗ ϭ͘&ƌŽŶƚƐĞƚďĂĐŬ;ϯΖͲϳΗŝŶƐƚĞĂĚŽĨƚŚĞƌĞƋƵŝƌĞĚϮϬΖͿ
Ϯ͘,ĞŝŐŚƚϯϳΖ;ŵĂǆϮϱΖĂůůŽǁĞĚͿ
ϯ͘ŽǀĞƌĞĚƉĂƌŬŝŶŐϭŐĂƌĂŐĞϭŽƉĞŶƉĂƌŬŝŶŐƐƉĂĐĞ;ƌĞƋƵŝƌĞĚϮĐŽǀĞƌĞĚƉĂƌŬŝŶŐƐƉĂĐĞƐͿ ϰ͘&ĞŶĐĞͲƉƌŽƉŽƐĞĚϲΖǁŽŽĚĨĞŶĐĞ;DĂƐŽŶƌǇǁĂůůƌĞƋƵŝƌĞĚĂůŽŶŐƚŚĞƐŽƵƚŚĞƌŶƉƌŽƉĞƌƚǇůŝŶĞĂĚũĂĐĞŶƚƚŽD> ŽŶĞĚƉƌŽƉĞƌƚǇͿ
zĞĂƌƵŝůƚ͗ ϮϬϮϯ
dŽƚĂůhŶŝƚƐ͗ ϭϱ
dŽƚĂůĞĚƌŽŽŵƐ͗ ϯϱ
dŽƚĂůĂƚŚƌŽŽŵƐ͗ ϭϱ&Ƶůůн ϭϬ,ĂůĨ
EƵŵďĞƌŽĨ^ƚŽƌŝĞƐ͗ ϯ
KĨĨŝĐĞ^ƋƵĂƌĞ&ĞĞƚ͗ Ϭ
,ĂďŝƚĂďůĞZĞƐŝĚĞŶƚŝĂůƌĞĂ ϭϱ͕ϲϴϭ ŐƐĨ
'ĂƌĂŐĞĂŶĚ^ƚŽƌĞZŽŽŵƌĞĂ ϯ͕ϳϯϰ ŐƐĨ
dŽƚĂůƌĞĂ ϭϵ͕ϰϭϱ ŐƐĨ
dƌĂƐŚ
ŶĐůŽƐƵƌĞ ϮϱϬ ŐƐĨ
DŝŶŝŵƵŵ>ŽƚƌĞĂ͗ ϲ͕ϬϬϬ ƐĨ Ϯϵ͕ϴϳϰ ĨƚƉƌŽǀŝĚĞĚ ^ĞĐ͘ϭϴ͘ϭϮ͘ϬϱϬ DŝŶŝŵƵŵ>ŽƚtŝĚƚŚ͗ ϲϬ Ĩƚ ϭϬϱ ĨƚƉƌŽǀŝĚĞĚ ^ĞĐ͘ϭϴ͘ϭϮ͘ϬϲϬ DĂǆŵŝƵŵƵŝůĚŝŶŐ,ĞŝŐŚƚΘ^ƚŽƌŝĞƐ͗ Ϯϱ Ĩƚ ŽŶĐĞƐƐŝŽŶ ϰϭΖͲϲΗ ĨƚƉƌŽǀŝĚĞĚ ;ĂƚƌŽŽĨƉĞĂŬͿ ^ĞĐ͘ϭϴ͘ϭϮ͘ϬϳϬ Ϯ ƐƚŽƌŝĞƐ ϯ ƐƚŽƌŝĞƐ ^ĞĐ͘ϭϴ͘ϭϮ͘ϬϳϬ
&ƌŽŶƚzĂƌĚ͗ ϮϬ Ĩƚ ŽŶĐĞƐƐŝŽŶ ϯΖͲϯΗ ĨƚƉƌŽǀŝĚĞĚ ;ĂƚĐŽƌŶĞƌͿ ^ĞĐ͘ϭϴ͘ϭϮ͘ϬϴϬ ^ŝĚĞzĂƌĚ͗ ϱ Ĩƚ ϭϬĂŶĚϭϱ ĨƚƉƌŽǀŝĚĞĚ ^ĞĐ͘ϭϴ͘ϭϮ͘ϬϵϬ
ZĞĂƌzĂƌĚ͗ ϮϬ Ĩƚ ϴϮ ĨƚƉƌŽǀŝĚĞĚ ^ĞĐ͘ϭϴ͘ϭϮ͘ϭϬϬ
DĂǆŝŵƵŵ>ŽƚŽǀĞƌĂŐĞ͗ ϰϬй ŽĨůŽƚƐŝǌĞ ϭϭ͕ϵϱϬ ƐĨŵĂǆůŽƚĐŽǀĞƌĂŐĞ ^ĞĐ͘ϭϴ͘ϭϮ͘ϭϭϬ ϳ͕ϳϴϰ ƐƚƉƌŽǀŝĚĞĚ
DŝŶŝŵƵŵKƉĞŶ^ƉĂĐĞ͕>ĂŶĚƐĐĂƉĞĚ͗ ϯϱй ŽĨůŽƚƐŝǌĞ ϭϬ͕ϰϱϲ
ƐĨŵŝŶŽƉĞŶƐƉĂĐĞ ^ĞĐ͘ϭϴ͘ϭϮ͘ϭϮϬď
;/ŶĐůƵĚĞƐĐŽŵŵŽŶĂŶĚƉƌŝǀĂƚĞK^Ϳ ϭϯ͕ϲϬϲ ƐĨƉƌŽǀŝĚĞĚ DĂǆŝŵƵŵĞŶƐŝƚǇ͗ ϳͬϭϬΎ ƵŶŝƚƐͬĂĐ ϯϭϵϰ ϮϮ ƵŶŝƚƐͬĂĐƉƌŽǀŝĚĞĚ Ύ'WϮϬϮϱͲϮϬϯϱ 'ĂƌĂŐĞdǇƉĞ;ĞŶĐůŽƐĞĚĂƐŬĞĚďǇĐŝƚǇͿ͗ Ϯ ĐĂƌƉĞƌƵŶŝƚ ϭ ĞŶĐůŽƐĞĚ͕ ϭ ŽƉĞŶƉĂƌŬŝŶŐͬƵŶŝƚ ^ĞĐ͘ϭϴ͘ϭϮ͘ϭϮϬĂ 'ĂƌĂŐĞ^ƉĂĐĞƐ͗ ϭϱ ƐƉĂĐĞƐ ŽŶĐĞƐƐŝŽŶ ϭϱ ŽƉĞŶƉĂƌŬŝŶŐƐƉĂĐĞƐ ^ĞĐ͘ϭϴ͘ϭϮ͘ϭϮϬĂ ĚĚŝƚŝŽŶĂůĞǀĞůŽƉŵĞŶƚ^ƚĚƐ͘Ͳ&ĞŶĐĞ DĂƐŽŶƌǇ ŽŶĐĞƐƐŝŽŶ;EͿǁĚĨĞŶĐĞ͖; Ϳ>ΘǁĚƚŽƌĞŵĂŝŶ ^ĞĐ͘ϭϴ͘ϭϮ͘ϭϯϬ͘
WƌŝŵĂƌǇ^ĐŚŽŽů͗ ^ĂŶƚĂůĂƌĂhŶŝĨŝĞĚ
,ŝŐŚ^ĐŚŽŽů͗ ^ĂŶƚĂůĂƌĂhŶŝĨŝĞĚ
&ůŽŽĚŽŶĞ͗ y
ŶŶƵĂůůĞĂŶͲƵƉĂŵƉĂŝŐŶ͗ EŽŶͲWĂƌƚŝĐŝƉĂŶƚ
ŶŶƵĂůůĞĂŶhƉĂŵƉĂŝŐŶtĞĞŬ ŝƚǇŽĨ^ĂŶƚĂůĂƌĂ͘zŽƵƌŚŽŵĞĚŽĞƐŶŽƚƋƵĂůŝĨǇĨŽƌƚŚĞŶŶƵĂůůĞĂŶͲƵƉĂŵƉĂŝŐŶƐĞƌǀŝĐĞƐ͘ ŝƌWĂƌĐĞůƐ EŽĚĂƚĂ
ĚĚƌĞƐƐĞƐ ϯϱϳϱĞ>ĂƌƵǌŽƵůĞǀĂƌĚ
^ƚƌĞĞƚƐ Ğ>ĂƌƵǌŽƵůĞǀĂƌĚ
ĚũĂĐĞŶƚZĞƐŝĚĞŶƚŝĂůWĂƌĐĞůƚŽƚŚĞEŽƌƚŚ ĚũĂĐĞŶƚZĞƐŝĚĞŶƚŝĂůWĂƌĐĞůƚŽƚŚĞtĞƐƚ WĂƌĐĞůEƵŵďĞƌ͗ ϭϬϭͲϭϱͲϬϰϴ ϭϬϭͲϭϰͲϬϱϯ
ŝƚǇ͗ ^ĂŶƚĂůĂƌĂ
ŽƵŶĐŝůŝƐƚƌŝĐƚ͗ ŝƐƚƌŝĐƚϮ
'ĞŶĞƌĂůWůĂŶ͗Ŷ͗ sĞƌǇ>ŽǁĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂůĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů ŽŶŝŶŐ͗ ZϭͲϲ>Ͳ^ŝŶŐůĞ&ĂŵŝůǇŐůĞ&ĂŵŝůǇ
>ŽƚĐƌĞƐ͗ Ϭ͘ϮϮ ĂĐ Ϭ͘ϮϮ ĂĐ
>ŽƚŝŵĞŶƐŝŽŶƐ͗ ϲϬǆϭϲϬ Ĩƚ ϴϬǆϭϮϮ Ĩƚ
zĞĂƌƵŝůƚ͗ ϭϵϳϲ ϭϵϲϴ
dŽƚĂůhŶŝƚƐ͗ Ϭ Ϭ
dŽƚĂůĞĚƌŽŽŵƐ͗ ϯ ϰ
dŽƚĂůĂƚŚƌŽŽŵƐ͗ Ϯ Ϯ
EƵŵďĞƌŽĨ^ƚŽƌŝĞƐ͗ ϭ ϭ
KĨĨŝĐĞ^ƋƵĂƌĞ&ĞĞƚ͗
'ĂƌĂŐĞdǇƉĞ͗ 'ĂƌĂŐĞ 'ĂƌĂŐĞ
'ĂƌĂŐĞ^ƉĂĐĞƐ͗ Ϯ Ϯ
WƌŝŵĂƌǇ^ĐŚŽŽů͗ ^ĂŶƚĂůĂƌĂhŶŝĨŝĞĚ
,ŝŐŚ^ĐŚŽŽů͗ ^ĂŶƚĂůĂƌĂhŶŝĨŝĞĚ
&ůŽŽĚŽŶĞ͗ y
ŶŶƵĂůůĞĂŶhƉĂŵƉĂŝŐŶ͗ WĂƌƚŝĐŝƉĂŶƚ
ŶŶƵĂůůĞĂŶͲƵƉĂŵƉĂŝŐŶ͗tĞĞŬϭʹ ^ĞƚŽƵƚŵĂƚĞƌŝĂůƐŶŽĞĂƌůŝĞƌƚŚĂŶ^ĂƚƵƌĚĂǇ͕DĂǇϭĂŶĚŶŽůĂƚĞƌƚŚĂŶϳĂ͘ŵ͘ŽŶDŽŶĚĂǇ͕DĂǇϯ͘ ŝƌWĂƌĐĞůƐ EŽĚĂƚĂ
ĚĚƌĞƐƐĞƐ ϯϲϬϵĞ>ĂƌƵǌŽƵůĞǀĂƌĚƌƵǌŽƵůĞǀĂƌĚ ϰϴϰůĂƌŬǁŽŽĚŽƵƌƚŽŽĚŽƵƌƚ ^ƚƌĞĞƚƐ Ğ>ĂƌƵǌŽƵůĞǀĂƌĚ ůĂƌŬǁŽŽĚŽƵƌƚ
ĚũĂĐĞŶƚZΘKĨĨŝĐĞWĂƌĐĞůƚŽƚŚĞ^ŽƵƚŚ ĚũĂĐĞŶƚZΘKĨĨŝĐĞWĂƌĐĞůƚŽƚŚĞ^ŽƵƚŚ WĂƌĐĞůEƵŵďĞƌ͗ ϭϬϭͲϭϱͲϬϯϮ ϭϬϭͲϭϱͲϬϮϲ
ŝƚǇ͗ ^ĂŶƚĂůĂƌĂ
ŽƵŶĐŝůŝƐƚƌŝĐƚ͗ ŝƐƚƌŝĐƚϮ ϯϱϱĞ>ĞƌƵǌ
'ĞŶĞƌĂůWůĂŶ͗Ŷ͗ >Žǁ/ŶƚĞŶƐŝƚǇKĨĨŝĐĞͬZΘŝƚǇKĨĨŝĐĞͬZΘ 'WϮϬϮϱͲϮϬϯϱ͗DĞĚĞŶƐZĞƐŝĚϬϯϱ͗DĞĚĞŶƐZĞƐ ϭϵ ϯϲ ĚƵͬĂĐͬĂĐ ŽŶŝŶŐ͗ D>Ͳ>ŝŐŚƚ/ŶĚƵƐƚƌŝĂůŶĚƵƐƚƌŝĂů hŶŝƚƐнŝƚƐнϯϮ ϯϱйϯ ĞŶƐŽŶсŶƐŽŶ hŶŝƚƐŝƚƐϰϯ >ŽƚĐƌĞƐ͗ ϭ͘ϲϲ ĂĐ Ϭ͘ϲϭ hŶŝƚƐнŝƚƐнϲϬ ϯϱйϯ ĞŶƐŽŶсŶƐŽŶ hŶŝƚƐŝƚƐϴϭ >ŽƚŝŵĞŶƐŝŽŶƐ͗ ϭϮϱǆϮϭϯ Ĩƚ
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1. ALL EXISTING UTILITIES HAVE BEEN PLOTTED FROM RECORD INFORMATION ANO FIELD TOPOGRAPHIC SURVEY. THE TIPES. LOCATIONS, SIZES ANO DEPTHS Of EXISTING UNDERGROUND UTILITIES SHOl',N ON THESE PLANS M"Y VARY ANO ADDITIONAL FACILITIES MAY EXIST. THE CONTRAC~ IS CAUTIONED THAT ONLY EXCAVATION 'MU. REVEAL THE TYPES, EXTEND, SIZES, LOCATIONS, ANO OEPlH OF EXISTING UNDERGROUND UTILITIES.

2. MAXIMUM 21: SLOPE IN ALL DIRECTIONS AT DOORS, STAIRS, ADA PARKING STALLS, ANO CURB RAMP LANDINGS. .3. ALL SIDEWALK/WALKWAY CROSS SLOPE ANO LONGITUDINAL SLOPE SHAlL NOT EXCEED 2X ANO 4.99", RESPECTI VELY, UNLESS NOTED OlHERWISE.

4. SEE LANDSCAPE DRAWINGS FOR SITE LANDSCAPING, TREE PROTECTION PLAN ANO HAROSCAPING. ---m-----m--- PROPOSED TREATED STORM DRAIN UNE 5. PROPOSED BUILDINGS ARE SHOY,f,j FOR REFERENCE ONLY. REFER TO ARCHITECTURE DRAWINGS FOR PROPOSED BUILDINGS, DOORS, ANO INTERIOR RAMPS/STEPS • ...,_ ____ ... ___ PROPOSED UNTREATED STORM DRAIN LINE

GRAOE BREAK
_ _______________ ,,,_ FLOWLINE
C=> UTILITY CNRECTIOH OF FLOW
~ OVERLAI\ID now

SURFACE FLOW
I ______ ~

BIORETENTION AREA

SELF- RETAINING AREA

6. THE BICYCLE PLAN UPDATE 2018 IDENTIFIES OE LA CRUZ BOUL£VARO ADJACENT TO THE PROJECT SITE AS A FUTURE CLASS IV BIKEWAY.

ON- STREET PARKING SHALL BE PROHIBITED WITH SIGNAGE ALONG PROPERTY FRONTAGE ON OE LA CRUZ BOUL£VARO. 0 '(/$&58=%/9'
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J;WATER MAIN tJ ~ SEE NOTE 6
EXISTING ~,,/? .ts'-.... /SANI TARY SEWER,
"- Q', "
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" .. " I "'- •"'- I
"---....._, 1 5" WATER METER, PER OTY
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--- - -- EXISTING PROPERTY LINE
--- - -- PROPOSED PRO-ECT BOUNDARY
- - - - - EASEMENT
- - - UMITOFll«JRK
--- - --- ROAO CENTERLINE
---m--- EXISTING STORM DRAIN LINE
---~--- EXISTING SE'ftER LINE
---w--- EXISTING WATER LINE
--- no--- PROPOSED TREATED STORM DRAIN LINE
--- .,,. ___ PROPOSED UNTREATED STORM ORAlN LINE
---• --- PROPOSED SEWER LINE
---w--- PROPOSED WATER LINE
___ ,____ PROPOSED FIRE WATER LINE
c::==> UTILITY DIRECTION OF FLOW
-- - -- PROPOSED PERFORATED STORM DRAIN LINE

BIORETENTION AREA
[ -- - -,
----'

SELF- RETAINING AREA
FIRE H'1>RANT
BLOW CFf VALVE

RECYCLED WATER VALVE

W BACKFLOW PREVENTOR

FIRE DEPARTMENT CONNECTION
i
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STORMDRAIN CATCH BASIN

STORMDRAIN JUNCTION BOX

AREA DRAIN
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1. All EXISTING UTILITIES HAVE BEEN PLOTTED FROM RECORD INFORMATION AND FlELO TOPOGRAPHIC SURVEY. lHE Tl'PES, LOCATIONS, SIZES AND DEPlHS OF EXISTING UNDERGROUND UTILITIES SHOWN ON lHESE PLANS MAY VARY AND ADDITIONAL FAOUTIES MAY EXIST. lHE CONlRACTOR IS CAUTIONEO lHAT ONLY EXCAVATIOII Will. REVEAL lHE Tl'PES, EXTENO, SIZES, LOCATIONS, ANO DEPlH OF EXISTING UNDERGROUND UTILITIES.

2. ALL UTILITY LINES (DOMESTIC WATER, FIRE WATER. STORM DRAIN ANO SANITARY SEV£R) ARE PRELIMINARY AND FOR PLANNING PURPOSES OIILY. l. LENGlHS OF STORM DRAIN PIPES ARE HORIZONTAL OISTANCES FROM CENTER TO CENTER OF SlRUCTURES, ROONOED TO lHE NEAREST FOOT ANO ARE SHOWN FOR ENGINEERING CALCULATIONS ONLY.

4. SEE LANOSCAPE DRAWINGS FOR SITE LANDSCAPING, lREE PROTECTION PLAN, HAROSCAPING, ANO UST OF PLANTING MATERIALS. ~ PROPOSED BUILDINGS ARE SHOWN FOR REFERENCE ONLY. REFER TO ARCHITECTURE DRAWINGS FOR PROPOSED BUILDINGS, DOORS, ANO INTERIOR RAMPS/STEPS.

6. EXISTING SE'ER LATERAL MAY BE REUSED PENDING CONFIRMATION OF FEASIBILITY IN FUTURE.

7. ALL STORM DRAIN CATCH BASINS MUST INSTALL A FULL lRASH CAPlURE 0Ev1CE lHAT COMPLIES WITH THE STATE WATER RESOURCES CONlROL BOARO DEFINITION OF FULL CAPTURE SYSTEM ANO MUST BE AN APPROVED 0E'vtCE ON Tl-IE LATEST SWRCB CERTIFIED FULL CAPTURE SYSTEM UST OF TRASH TREATMENT CONlROL DEVICES.

8. ELEClRICAL UTILITIES ANO STRUCTURES ARE PRELIMINARY ANO SHOWl'I FOR REFERENCE ONLY. SEE JOINT TRENCH 0RAv.tNGS FOR JOINT lRENCH INTENT.
'°
AREA DRAIN IRR IRRIGATIOII ss SANITARY SEWER
BFP BACl<FLOW PREVENTOR JB ..l.lNCTION BOX 5""C8 STATt WATER RESOURCES CB CATCH BASIN JP JOINT POL£ CONlROL BOARD
co CLEANOUT L LENGlH lSO TREATED STORM DRAIN

OB ORAINAGE BUBBLER
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'
ELEClRIC MH MANHOLE . .. ,..

EB ELEClRICAL BOX <>< OVERHEAD ELEClRIC WM WATER METER
roe FIRE DEPARTMENT COIINECTION POC POINT OF CONNECTION '"

FIRE HYDRANT RW RECYCLED WATER
rw FIRE WATER s SLOPE

INV INVERT SD STORM DRAIN
[TI SANITARY SE\'£R LATERAL ANO CLEANOOT
0 0
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CONNECT TO EXISTING STORM DRAIN
PER CITY OF SANTA CLARA DETAIL SD-8
0 STORM DRAIN STUB FOR OO'M-ISPOUT CONNECTION, SAD
0 NEW lRENCH DRAIN
0 ~R~o-?rr CATCH BASIN WITH lRASH CAPTURE.
0 CONNECT TO EXISTING DOMESTIC WATER
PER CITY OF SANTA CLARA STANDARD N0.11
0 ~T~R~~1R:T~1~5g\8k~:ER aTY OF
(!£1 NEW FIRE DEPARTMENT CONNECTIOII
GD ~:T~Rl~~iN~Wo~J.,P-,ER aTY OF
@1 ~g:N€1~ bi ~~:cc&_~c~ffN~~~RN~-~N
~ DOMESTIC WATER POINT OF CONNECTION, SPD

B FIRE WATER POINT OF CONNECTION, SPD
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:., ~ _, ____ r ______ ~ _ I _____ _ _ ~ ~ j ___ I ~ ~ ----- -__ ! ---+------ --,----------~ I- ~ - - - ---- [ -------- I --------------- I - --------- ' ------1-- .,.,fl::: --'r ----------1--r II I .,,, I I I '"' ,.,,, ,.." , f T 10 PU8UC UTILITY RIGHT OF WAY & I /NV 15 22:I: J6 SW ,I I "'-. LANDSCAPE STRIP, PER PM 224 M /NV 15.17:l: (J6"NEJ I I ~~"'1~~ ~'f:'~A~~E &Rl~T /f, :A Ji 56 & PM 271 M 21 J I □
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EXlSTING PROPERTY LINE

DRAINAGE MANAGEMENT AREA
(OMA)

ROAD CENTERLINE

EXISTING STORM DRAIN LINE

PROPOSED TREA TEO STORM

DRAIN LINE

PROPOSED UNTREATED STORM

DRAIN LINE

FLOW LINE

UTILITY DIRECTION OF FLOW

OVERLAND FLOW

SURFACE FLOW

STORM DRAIN CATCH BASIN

AREA DRAIN
DRAIN 8U88LER
CI.EANOUT

STORIII DRAIN JUNCTION BOX

BIORETENTION AREA (IMP)

SELF- RETAINING AREA (IMP)

LANDSCAPING

ROOF AREA

PAVEMENT AREA

1. STORMWATER TREATMENT FACILITIES ARE DESIGNED PER SANTA CLARA VALLEY URBAN RUNOff POUUTlc».I PREVENTION PROGRAM CJ STORMWATER HANDBOOK. THESE FACILITIES

ARE PRELIMINARY AND FINAL DESIGN TO BE DETERMINED DURING PERMIT SUBMITTAL

1.1 . BIORETENTION AREAS DESIGNED USING THE FLOW BASED SIZING METHOD (4 PERCENT METHOD), ASSUMING A RUNOFF INFLOW OF 0.2 INCHES OER HOUR, 'MTH AN INFILTRATION RATE OF 5 INCHES PER HOUR.

SELF- RETAINING AREAS DESIGNED 'MTH A MAXIMUM 2: 1 RATIO OF IMPERVIOOS AREA TO THE RECEMNG PER...,OUS AREA, 'M-IERE THE PERVIOOS AREA CAN POND UP TO l INCHES IN DEPTH.

2. AU. STORM DRAIN CATCH BASINS MUST INSTAU. A FUU. TRASH CAPTURE DEVICE THAT COMPLIES 'MTH THE STATE WATER RESOURCES CONTROL BOARD DEFINITION OF FUU.

CAPTURE SYSTEM ANO MUST BE AN APPROVED DEVICE ON THE LATEST SWRCB CERTIFIED FUU. CAPTURE SYSTEl.1 UST OF TRASH TREATMENT CONTROL DEVICES. l. SEE LANDSCAPE DRAWINGS FOR AU. SITE LANDSCAPING, PLANTING l.1ATERIALS.

HARDSCAPING. AND TREE PROTECTION PLAN.

COHVfNT10NA1$URFAC!(SfJ DRAINS UDOIUMP
1MPUtv10Us P£RV1ous I TO tsF}' REQUIRED PR0v1D(D
,,.., J'J9 IMP·2 8ioretentioo 148 3,989
8,406 Self-Retainin 6.419 6.554 21,2~
339 Self•Retainin 21• 297 ~
720 IMP·S Self•Retainin 1,4Sl
10,538
"·'"'
1 i;;:1":ci:TE~TI~EA;C:s~x;El::1.A;,;;~ 1NLA~:i · IMPERMEABLE UNER SHALL BE INSTALLED AT BOTTOI.A AND EXTEND 7 INCH UP li,1PERi,1EABLE LINER TO BE USEO \'MEN BIORETENTION AREA IS NOT STRlJCTURALLY CONTAINED BY WALL fOOTING • BIORETENTIONAREAFOOTING/FOUNOAllONSUBGRADESHALL BECOMPACTEDT09<l%RELATI\E COMPACTION.FORCONSTRUCllON Of EIIORETENllON AREAS ON BAY I.AUD, CONTRACTOO TO INSTALL 24 INCHES OF CLASS I AB. PRIOO TO PlACO,IENT Of CLASS N AB.P LACE A LAYEROF GEOTEXTILEFABRIC(MIRAfl 500XOREOOIVALENT)ATlli E BASEOFTHEEXCAVAT10N A
C3 TREATMENT FAC LmESCONSTR UCTION NOTES
(TO APPEAR ON STORMW ATER MANAGEMENT PLAN)
Durin,:lhc:beginninaoflhc:,;:orllln,,;tiolhc:proje,;t-wli,:,n1sha]l.....,gc:f«• sitcvisit (inspcaion)by•third-party='=.a:eplablcmlhc:CityofSanuiClan.tlwlhc:insu,llcd SIOrmwatcr-...cnt-..nhlivt:bemconstN:ICd in KOOnianoewithlhc:apflrovt:dBuildin& planl.. Thethird-paty~willm:omnx:ndlhc:nlQuirednumbnof1iteinsp«tiom .. diffam1 inteM1lsofCOftSUUelion.Thethird-putyreviewermUS1be1civileneineer,arcbitet:t«landseape an::hikd~lleffll ialhi:Sta1e ofCal ifomiaaod mutthn 1:a curmi1 lniniaa;oo11om1 ... tcr design. A li11ofqualifledthird-partyrninl1:rscanbe foundoo theSanuClan. V1lleyUrbanRunoff Pollution l'm'ffltioof'luaram(SCVUJI.PPP)wdllite ..
....,.,.. FYIIPPP:w'lk E9!Jll'.gpnmlWJII li!I llnrnl
Soils in lhc: biomention faci~tieslhould tnm lhc: Diotrcatrnent Soil MiJ. (BSM)spoti( QbOOI per SCVURPPP C.) Stonnwatcr llandbook, Appcndi~ C. A minimum p,:rcolarioa rw: o(j incheslhi.,ur and a mu.imum pem>latioo rate or 10 inc:heslhaurare Alquired (inilial infiltration rate may e:.tttd this101tlow f« 1encknc:)'ofinfiltn1ionrate ioreduc:covcr1ime). Planlinj10il laycrshouldbe .. lcast 18 inches deep. ConUXll'lr 10 5Uhmi1 material Cfflificau,, tipcd t,y lhc: ma1crial prO<lucer, cenifyina 1h11 soil complies wich, Of uc«dl, lpmficd nlquircmcn11 within 6 months.

Permeable drain rock shall be 0-2 pmn rock per Caltran1 llandard loCClion 68-1.025. The material shall be washed and free from d ay « OfPllic mattrial.

Perforated pipe "'811 be ao!Vffll wdd PVC SOR 35 (or approvt:d oqual) with perforations f.-d OOWft.

Locationofthepipevarics,.JCCPlan.
lnscallationof POf'OuiPanmralu,d forV•u ll1 shallbedone per swidarddetailsand1pCCif1e1tiom.

Thirdpanyrevin.-cror\'ffldorshallinspcatheporow1pavementandl«vaul11inaall11ioo(inc:ludin1 ifn«CISll")'.pcrfonninapm:olationte11)andsub,iiittheirconcurm1Celcttcr10lhc:Cil)'ofSanui c,-
lllil&ll&tionof lal u"•PlorT.-- asatreatmo:nlc;on lrOlmeuurcshall beinspe,;tcdtovcrifythe 1<:CUFKyoflocation,specielandnumbcroflhi: ln1crcep1orT=t:.

Foranylinc:rpcnc:tratiool,tadialadlhc: linc:rf«pipe. M1.1ticltld1e1lwithpipc:clamp10iruun:
water-tight IN!.

Scc:1.andscapeplansandspecificationsf«plantingmatcrialswithinbiore1entionfacilities. 0 COVER SHEET
C1.0
1 COPYRIGHT © BKF ENGINEERS2021 5

HABITAT FOR HUMANITY
APN 101-15-049
3575 DE LA CRUZ BOULEVARD, SANTA CLARA CA
C 60251 CHRISTOPHER C. MILLS

BKF ENGINEERS
1646 N. CALIFORNIA BLVD.

SUITE 400
WALNUT CREEK, CA 94596
(925) 940-2200
www.bkf.com
200781_DCPR_TENT-01_PROJ.dwg
Plot Feb 15, 2023 at 2:09pm

HABITAT FOR HUMANITY
3575 DE LA CRUZ BOULEVARD, SANTA CLARA CA, 95054

VICINITY MAP

VESTING TENTATIVE PARCEL MAP

FOR CONDOMINIUM PURPOSES

BASIS OF BEARINGS

BENCHMARK
PROPERTY ADDRESS:

GENERAL NOTES:

ENGINEER:

OWNER AND SUBDIVIDER:

PROJECT DATA:

PROJECT

LOCATION

GREENWOOD DR

EASTWOOD CIR

NELO ST

ALDO AVE

GUADALUPE RIVER

WOODSTOCK WAY

LAURIE AVE

BAIRD AVE

MACGREGOR LN

LAURIE AVE

MACINTOSH ST

DE LA CRUZ BLVD

ABBREVIATIONS

CIVIL SHEET INDEX
ENGINEER'S STATEMENT:

PURPOSE:

DE LA CRUZ BLVD

LEGEND NOTES KEYNOTES

HABITAT FOR HUMANITY
APN 101-15-049
3575 DE LA CRUZ BOULEVARD, SANTA CLARA CA
C 60251 CHRISTOPHER C. MILLS

BKF ENGINEERS
1646 N. CALIFORNIA BLVD.

SUITE 400
WALNUT CREEK, CA 94596
(925) 940-2200
www.bkf.com
200781_DCPR_TENT-02_DEMO.dwg
Plot Feb 15, 2023 at 2:09pm
DE LA CRUZ BLVD.

LOT 1

FOR FUTURE

CONDOMINIUM

PURPOSES

HABITAT FOR HUMANITY
APN 101-15-049
3575 DE LA CRUZ BOULEVARD, SANTA CLARA CA
C 60251 CHRISTOPHER C. MILLS

BKF ENGINEERS
1646 N. CALIFORNIA BLVD.

SUITE 400
WALNUT CREEK, CA 94596
(925) 940-2200
www.bkf.com
200781_DCPR_TENT-03_GRAD.dwg
Plot Feb 15, 2023 at 2:09pm

City Council and Authorities ConcurrentApril 4, 2023

City Council and Authorities Concurrent
April 4, 2023