Resolution/ 1957 Pruneridge Avenue Residential Project – Vesting Tentative Subdivision Map Page 1 of 6 Rev. Rev: 11/22/17
RESOLUTION NO. 24-9311
A RESOLUTION OF THE CITY OF SANTA CLARA,
CALIFORNIA, TO A PPROVE THE VESTING TENTATIVE
SUBDIVISION MAP FOR THE 1957 PRUNERIDGE AVENUE
RESIDENTIAL PROJECT LOCATED AT 1957 PR UERIDGE
AVENUE, SANTA CLARA, TO SUBDIVIDE THE 2.47-ACRE
PROJECT SITE INTO 22 INDIVIDUAL LOTS AND FOUR
COMMON LOTS
PLN2022-00505 (Rezone)
PLN23-00264 (Vesting Tentative Subdivision Map)
SCH# 202300200 (Environmental Impact Report)
WHEREAS, on September 6, 2022, SCS Development ( “Owner”) filed a development application for the 2.47-acre site located at 1957 Pruneridge Avenue (APN: 303-03-025), which is dev eloped as t he St. Mark’s C hurch complex and cons ists of a one-story parish hall and administration buil ding, two-story classroom, church building, s urface parking lots and site landscaping (“Project Site”);
WHEREAS, the Owner has simultaneously applied to rezone the Project Site from P ublic, Quasi-Public, and Public Park or Recreation (B) to Planned Devel opment (PD) and subdivide the land t o allow construction of 22 for-sale detached two-story single-family residences, associated on- and off-site improvements and four common lots to be used as a utility corridor, vehicle access , landscape open space, and bioretention areas , to serve the development (“Project”), as s hown on the attached Development Plans and proposed Vesting Tentative Subdivision Map, incorporated herein by this reference; //
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Resolution/ 1957 Pruneridge Avenue Residential Project – Vesting Tentative Subdivision Map Page 2 of 6 Rev. Rev: 11/22/17
WHEREAS, a Draft Environmental Impact Report (“DEIR”) was prepared in accordance with the California Environmental Quality A ct (“CEQA”) and the City circulated copies of the DEIR and Notice of Availability for 45-day review to the public agencies which have jurisdiction by law with respect to the Project, as well as to other interested persons, organizati ons and agencies; and the City sought the comments of such persons, organizations and agencies. The City received no public or agency comments on the DEIR and subs equently prepared and distributed a Final EIR (“FEIR”) for 10-day review, in accordance with CEQA , that includes minor revisions to text and Figure 2.2-1 (Conceptual Site Plan) and Figure 2.2-2 (Landscape Plan) that do not change the conclusions of the DEIR;
WHEREAS, a Mitigation Monitoring and Reporting Program (“MMRP”) has been prepared fo r implementation with Project development to redu ce potentially significant impacts identified in the DEIR, FEIR and Appendix to the FEIR, that combined const itute the EIR for the Project, to less than significant and a Statement of Overriding Considerations for the signif icant unavoidable impact associated with the proposed demolition of the church building with Project development, that cannot be mitigated to less than significant has been prepared in accordance with CEQA;
WHEREAS, pursuant to Section 17.05.210 of t he Code of the City of S anta Clara (“SCCC”), a Tentative Subdivision Map shall be required for all divisions of land into five or more parcels; WHEREAS, consistent with the proposed uses under the d evelopment plan, the proposal includes the division of the site into 22 individual lots and four common lots, as shown on the proposed Vesting Tentative Subdivision Map, attached hereto and incorporated herein by this reference;
WHEREAS, on June 13, 2023, the Subdivision Committee determined that the application was complete and that t he Vesting Tentative Subdivision Map be reviewed by the Planning Commission and the City Council in conformance with Section 17.05.300 of t he SCCC as a Vesting Tentative Subdivision Map along with the Project; Resolution/ 1957 Pruneridge Avenue Residential Project – Vesting Tentative Subdivision Map Page 3 of 6 Rev. Rev: 11/22/17
WHEREAS, SCCC Section 17.05. 300(g) requires that the Planning Commission make recommendations of denial, approval or conditional approval to the City Council on the Vesting Tentative Subdivision Maps;
WHEREAS, on February 21, 2024, the Planning Commission held a duly noticed public hearing to consider the P roject, EIR, MMRP, and all pertinent information in the record, at the conclusion of which, the Commission voted unanimously to recommend approval of the V esting Tentative Subdivision Map;
WHEREAS, notice of the public hearing on th e Vesting Tentative Subdivision Map was published in The Weekly, a newspaper of general circulation for the City, on February 7, 2024; WHEREAS on February 8, 2024, notices of the public h earing on the Vestin g Tentative Subdivision Map for the February 21, 2024 Planning Commission meeting and March 19, 2024 City Council meeting were mailed to all property owners within 1,000 feet of the Project Site boundaries; and
WHEREAS, on March 19, 2024, the City Council held a duly noticed publ ic hearing to consider the Projec t, EIR, M MRP, and all pertinent information in the record , during which the City Council invited and considered any and all verbal and writt en testimony and evidence offered in favor of and in opposition to the Project.
NOW THEREFORE, BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:
1. That the City Council hereby finds that the above Recit als are true and correct and by this reference makes them a part hereof.
2. Vesting Tentative Subdivision Map Findings. Pursuant to California Government Code Sections 66426 and 66428 and SCCC Secti on 17.05.300( h), the City Council finds and determines that:
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Resolution/ 1957 Pruneridge Avenue Residential Project – Vesting Tentative Subdivision Map Page 4 of 6 Rev. Rev: 11/22/17
A. The Vesting Tentative Subdivision Map is consistent with the objectives, policies, general land use and programs specified in the City’s General Plan in that the proposed Vesting Tentative Subdivision Map is to allow the development of 22 detached single-family residences, four common lots to be used as a u tility corridor, vehicle access, landscape open space and bioretention areas, and on- and off-site improvements compatible with neighboring residential development and existing and planned development in the surrounding area, subject to conditions set forth in the Vestin g Tentative Subdivision Map Conditions of Approval, attached hereto and incorporated by this reference. The Project proposes a density of 8.9 dwelling units per acre, consistent with the V ery Low Re sidential Density General Plan designation for the Project Site, which allows residential development of up to ten (10) dwelling units per acre. The project also furthers of the City’s goal to reduce the use of methane gas ci tywide stated in Appendix 8.13 (Climate Action Plan) , in that th e Owner ha s committed to constructing All- Electric Buildings without the installation of any natural gas infrastructure.
B. The design and improvements of the proposed subdivision are consist ent with the City’s G eneral Plan in th at the Vesting Tentative Subdivision Map would redevelop an underutilized and vacant property (Policy 5.3.1-P8), provides adequate landscaping and replaces trees at a 2:1 ratio (Policy 5.3.1-P10), includes sidewalks and consolidates curb cuts to minimize pedestrian/vehicle conflicts (Policies 5.3.1-P12 and P16), and provides a design that is compatible with and sensitive to neighboring residential development (Policy 5.3.1-P29).
C. The site is physically suitable for t he proposed type of developm ent in that the Project is designed to provide high quality housi ng consistent with existing and planned development in the surrounding area.
D. This site is physically suitable for the proposed density of development in that the Project Site is located in an urbaniz ed area and allows for redevelopment consistent wit h the height, uses and development that are existing and planned in the surrounding area. //
Resolution/ 1957 Pruneridge Avenue Residential Project – Vesting Tentative Subdivision Map Page 5 of 6 Rev. Rev: 11/22/17
E. The design of the subdi vision and type of improvements are not likel y to cause serious health pr oblems in that the proposed residential subdivision will implement Covenants Conditions and Restrictions for operat ion and maintenance of the buildi ngs, common lots and site improvements, and does not propose the use of hazardous materials.
F. The design of the s ubdivision and type of improvements are not likely to cause substantial environmental damage and will not substantially or unavoidably injure fish or wildlife or their habit at in that th e Project Site is located in an urbanized setting, on a pre viously developed site, and includes mitigation measures, as identi fied in the EIR and MMRP , that reduce impacts to wildlife habitat to less than significant levels.
G. The design of the subdivisi on and type of improvements wil l not conflict with easements acquired by the public at large or use of property within the p roposed subdivision in that, the Project is designed to avoid encroachments and conflicts with public easements in the site design.
H. The Vesting Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating or cooling oppor tunities, in that it would allow f lexibility in t he development standards t o maximize th e benefits of green building sta ndards for site and building design.
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4. Based on the findings set forth in this Resolution and the evidence in the Staff Report, EIR, MMRP, and such other evidence as received at the public hearings on this matter , the City Council hereby approves the Vesting Tentative Subdivision Map, substantially in the form on file as shown in the attached Vesting Tentative Subdivision Map and Conditions of Vesting Tentative Subdivision Map Approval, incorporated herein by this reference.
5. 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 OF THE CITY COUNCIL, AT A REGULAR MEETING THEREOF HELD ON THE 19TH DAY OF MARCH, 2024, BY THE FOLLOWING VOTE :
AYES: COUNCILORS:
NOES: COUNCILORS:
ABSENT: COUNCILORS:
ABSTAINED: COUNCILORS :
Attachments Incorporated by Reference:
1. Development Plans
2. Vesting Tentative Subdivision Map
Chahal, Hardy, Jain, Park, and Watanabe, and Mayor
Gillmor
Becker
None
None
ATTEST: ~
NORA PIMENTEL, MMC
ASSISTANT CITY CLERK
CITY OF SANTA CLARA
3. Vesting Tentative Subdivision Map Conditions of Approval Resolution/ 1957 Pruneridge Avenue Residential Project-Vesting Tentative Subdivision Map Rev. Rev: 11/22/17
X X X
N
X X
X X
X X X
X X
X X X
X X
X X
X X
X X
XX
XX
XX
DRIVE AISLE A
2 PLAN 1
1 PLAN 2
3 PLAN 1
4 PLAN 1
5 PLAN 1
6 PLAN 2
7 PLAN 2
8 PLAN 1
9 PLAN 1
10 PLAN 1
11 PLAN 1
12 PLAN 2
14 PLAN 313
PLAN 2
15 PLAN 3
16 PLAN 1
17 PLAN 2
18 PLAN 2
19 PLAN 1
20 PLAN 1
21 PLAN 2
22 PLAN 3
OS 7 OS 6 OS 5 #50 OS 4 OS 3 OS 2
#44 #43
OS 1
#42 #41 #40
#33
#32
#37
#36
#35
#31
#29
#30
#28
#27
#26
#25#24
#23
#22
#10#9
#11
#8#7
#6
#5
#4#3
#2
OS 8
#49
#48
#47
#46
#45
#39
#12
#13
#14 #20
#19
#16
#15 #17 #18
#34#38
#21
#1
PRUNERIDGE AVENUE
5'-0" WIDE CONCRETE
SIDEWALK PER CIVIL,
TYPICAL
STREET TREE/MITIGATION
TREE, TYPICAL
DECORATIVE LANDSCAPE BOULDER,
SEE DETAIL E, SHEET L2
WOOD NEIGHBOR
PRODUCTION
FENCE W/ GATE,
TYPICAL.
SEE DETAIL A,
SHEET L2
CONCRETE
DRIVEWAY W/ SCORE
PATTERN, TYPICAL
CONCRETE PAVERS
W/ GROUNDCOVER
BETWEEN, TYPICAL
SCREENING
TREE, TYPICAL
COMMUNITY MAILBOX,
SEE DETAIL B, SHEET L2
BIO-RETENTION AREAW/
DECORATIVE LANDSCAPE
BOULDERS & PEBBLE
PROPERTY
BOUNDARY, TYPICAL
HORIZONTAL WOOD
FENCE, TYPICAL
SEE DETAIL C, SHEET L2
L1
LANDSCAPE SITE PLAN
ACCENT TREE, TYPICAL
#XX
EXISTING TREE TO
BE REMOVED,
TYPICAL.
SEE TREE
MITIGATION PLAN
ON SHEET L5
3312R MODEL
(12 DOOR TYPE II) SIDE ELEVATION
9 10
11 124
3 2
1 5
6 7
8 1P
B
DCC
E
A
L2
LANDSCAPE DETAILS
#24
#23#22
20 PLAN 1
21 PLAN 2
22 PLAN 3
#33
#32
#37
#36
#35
#31
#29
#30
#28
COMMUNITY MAILBOX,
SEE DETAIL B, SHEET L2
DECORATIVE LANDSCAPE
BOULDER, TYPICAL
SEE DETAIL E, SHEET L2
DECORATIVE PEBBLE,
TYPICAL
BIO-RETENTION AREA
L3
LANDSCAPE TYPICAL LOTS
CONCRETE SIDEWALK
PER CIVIL
CONCRETE WALK
PER CIVIL
TYPICAL LOTS
HORIZONTAL WOOD
FENCE, TYPICAL
SEE DETAIL C,
SHEET L2
WOOD
NEIGHBOR
PRODUCTION
FENCE W/ GATE,
TYPICAL.
SEE DETAIL A,
SHEET L2
HORIZONTAL WOOD
FENCE, TYPICAL
SEE DETAIL C, SHEET L2
DRIVE AISLE A
2 PLAN 1
1 PLAN 2
3 PLAN 1
4 PLAN 1
5 PLAN 1
6 PLAN 2
7 PLAN 2
8 PLAN 1
9 PLAN 1
10 PLAN 1
11 PLAN 1
12 PLAN 2
14 PLAN 313
PLAN 2
15 PLAN 3
16 PLAN 1
17 PLAN 2
18 PLAN 2
19 PLAN 1
20 PLAN 1
21 PLAN 2
22 PLAN 3
OS 7 OS 6 OS 5 #50 OS 4 OS 3 OS 2
#44 #43
OS 1
#42 #41 #40
#33
#32
#37
#36
#35
#31
#29
#30
#28
#27
#26
#25#24
#23
#22
#10#9
#11
#8#7
#6
#5
#4#3
#2
OS 8
#49
#48
#47
#46
#45
#39
#12
#13
#14 #20
#19
#16
#15 #17 #18
#34#38
#21
#1
PRUNERIDGE AVENUE
DRIVE AISLE A
LANDSCAPE HYDROZONE PLAN
L4
DRIVE AISLE A
2 PLAN 1
1 PLAN 2
3 PLAN 1
4 PLAN 1
5 PLAN 1
6 PLAN 2
7 PLAN 2
8 PLAN 1
9 PLAN 1
10 PLAN 1
11 PLAN 1
12 PLAN 2
14 PLAN 313
PLAN 2
15 PLAN 3
16 PLAN 1
17 PLAN 2
18 PLAN 2
19 PLAN 1
20 PLAN 1
21 PLAN 2
22 PLAN 3
OS 7 OS 6 OS 5 #50 OS 4 OS 3 OS 2
#44 #43
OS 1
#42 #41 #40
#33
#32
#37
#36
#35
#31
#29
#30
#28
#27
#26
#25#24
#23
#22
#10#9
#11
#8#7
#6
#5
#4#3
#2
OS 8
#49
#48
#47
#46
#45
#39
#12
#13
#14 #20
#19
#16
#15 #17 #18
#34#38
#21
#1
PRUNERIDGE AVENUE36" BOX
MITIGATION TREE,
TYPICAL
PROPERTY BOUNDARY, TYPICAL
L5
TREE MITIGATION PLAN
DESIGNATES TREES TO BE REMOVED.
(PER TREE REPORT PREPARED BY DAVID J. POWERS AND ASSOCIATES, INC. DATED OCTOBER 20, 2022) PROPOSED 24" BOX TREE
PROPOSED 36" BOX TREE
24" BOX
MITIGATION TREE,
TYPICAL
24" BOX
MITIGATION
TREE, TYPICAL
DRIVE AISLE A
2 PLAN 1
1 PLAN 2
3 PLAN 1
4 PLAN 1
5 PLAN 1
6 PLAN 2
7 PLAN 2
8 PLAN 1
9 PLAN 1
10 PLAN 1
11 PLAN 1
12 PLAN 2
14 PLAN 313
PLAN 2
15 PLAN 3
16 PLAN 1
17 PLAN 2
18 PLAN 2
19 PLAN 1
20 PLAN 1
21 PLAN 2
22 PLAN 3
OS 7 OS 6 OS 5 #50 OS 4 OS 3 OS 2
#44 #43
OS 1
#42 #41 #40
#33
#32
#37
#36
#35
#31
#29
#30
#28
#27
#26
#25#24
#23
#22
#10#9
#11
#8#7
#6
#5
#4#3
#2
OS 8
#49
#48
#47
#46
#45
#39
#12
#13
#14 #20
#19
#16
#15 #17 #18
#34#38
#21
#1
PRUNERIDGE AVENUE
PROPOSED TREE,
TYPICAL
PROPERTY
BOUNDARY,
TYPICAL
L6
TREE AND UTILITY PLAN
EXISTING TREE TO BE
REMOVED, TYPICAL
PUBLIC R.O.W. STORM DRAIN
PER CIVIL
PUBLIC R.O.W.
DRIVE AISLE A
2 PLAN 1
1 PLAN 2
3 PLAN 1
4 PLAN 1
5 PLAN 1
6 PLAN 2
7 PLAN 2
8 PLAN 1
9 PLAN 1
10 PLAN 1
11 PLAN 1
12 PLAN 2
14 PLAN 313
PLAN 2
15 PLAN 3
16 PLAN 1
17 PLAN 2
18 PLAN 2
19 PLAN 1
20 PLAN 1
21 PLAN 2
22 PLAN 3
OS 7 OS 6 OS 5 #50 OS 4 OS 3 OS 2
#44 #43
OS 1
#42 #41 #40
#33
#32
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#49
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#12
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#19
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#34#38
#21
#1
PRUNERIDGE AVENUE
PROPERTY
BOUNDARY,
TYPICAL
L7
TREE PROTECTION PLAN
(PER TREE REPORT PREPARED BY DAVID J. POWERS AND
ASSOCIATES, INC. DATED OCTOBER 20, 2022)
EXISTING
OFFSITE TREES
TO REMAIN,
TYPICAL
EXISTING DEODAR CEDAR
TO REMAIN
DESIGNATES TREES TO BE REMOVED
EXISTING OFFSITE TREEOS
#X EXISTING ONSITE TREE
EXISTING TREE TO REMAIN
TREE PROTECTION FENCE AT DRIP
LINE PER ARBORIST REPORT
TREE PROTECTION FENCE
AT DRIP LINE, TYPICAL
WESTRINGIA FRUTICOSA 'BLUE GEM'
BLUE GEM WESTRINGIA
OLEA EUROPAEA 'LITTLE OLLIE'
LITTLE OLLIE DWARF OLIVE
LANTANA 'CHAPEL HILL YELLOW'
CHAPEL HILL LANTANA
DIETES IRIDIOIDES
FORTNIGHT LILY
BOUTELOUA G. 'BLONDE
AMBITION'
BLUE GRAMA GRASS
ERIGERON KARVINSKIANUS
SANTA BARBARA DAISY
STACHYS BYZANTINA 'BIG EARS'
BIG EARS LAMB'S EAR
ACHILLEA MILLEFOLIUM
COMMON YARROW
GREVILLEA 'NOELLI'
WOOLY GREVILLEA
SALVIA MEXICANA 'LIMELIGHT'
MEXICAN SAGE
LOMANDRA LONGIFOLIA 'BREEZE'
DWARF MAT RUSH
STACHYS BYZANTINA 'BIG EARS'
BIG EARS LAMB'S EAR
LOROPETALUM
'EMERALD SNOW'
CHINESE FRINGE
FLOWER
CAREX DIVULSA
EUROPEAN GREY SEDGE
CISTUS X SKANBERGII
ROCKROSE
NEPETA FAASSENII
CATMINT
CHONDROPETALUM TECTORUM
SMALL CAPE RUSH
PHORMIUM 'DARK DELIGHT'
NEW ZEALAND FLAX
PHORMIUM T. 'VARIEGATUM'
NEW ZEALAND FLAX
LAVATERA MARITIMA
TREE MALLOW
MYRTUS C. 'COMPACTA'
DWARF MYRTLEXYLOSMA CONGESTUM 'COMPACTA'
COMPACT XYLOSMA
RHAMNUS C. 'LITTLE SUR'
COFFEEBERRY
MIMULUS AURANTIACUS
STICKY MONKEY FLOWER
RIBES SANGUINEUM
RED FLOWERING CURRANT
FESTUCA CALIFORNICA
CALIFORNIA FESCUE
MUHLENBERGIA RIGENS
DEER GRASS
TUECRIUM CHAMAEDRYS
GERMANDER
SANTOLINA VIRENS
GREEN LAVENDER COTTON
ROSA CALIFORNICA
CALIFORNIA WILD ROSE
EUONYMUS J. 'GREEN SPIRE'
GREEN SPIRE EUONYMUS
L8
LANDSCAPE PLANTING PALETTE
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1957 Pruneridge Avenue – VTSM Conditions of Approval
PLN23-002641
VESTING TENTATIVE SUBDIVISION MAP CONDITIONS OF APPROVAL
GENERAL
G1. 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.
G2. Comply with all applicable codes, regulations, ordinances and resolutions.
ATTORNEY’S OFFICE
A1. The Developer agrees to defend and indemnify and hold City, its officers, agents, employees, officials and representatives free and harmless from and against any and all claims, losses, damages, attorneys' fees, injuries, costs, and liabilities arising from any suit for damages or for equitable or injunctive relief which is filed by a third party against the City by reason of its approval of developer's project.
COMMUNITY DEVELOPMENT
BUILDING DIVISION
B1. Informational: 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.
B2. Informational: 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.
B3. Informational: 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.
B4. Informational: no California construction code review is being done at this time. The construction permit application drawings submitted to the Santa Clara Building Division 2 of 4
1957 Pruneridge Avenue – VTSM Conditions of Approval
PLN23-002641
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 (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 minimum 1 hour rated.
• All elevator shafts shall be minimum 1 hour rated.
• All trash chute shafts shall be minimum 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 minimum 1 hour rated all sides and above.
B5. Informational: 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.
B6. Informational: Temporary Certificates of Occupancy (TCO) 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, Public Works./ Engineering, Fire Prevention, Santa Clara Water, Silicon Valley Power, and any other applicable agencies such as the Santa Clara County Health Department, with the Building Division being the final approval of all TCO.'s.
PLANNING DIVISION
P1. Developer shall submit to the City Covenants, Conditions and Restrictions (CC&R’s) or equivalent instrument assigning and governing perpetual maintenance of the common lot/private street in good condition for the life of the Project, prior to issuance of building permits. Said document shall be recorded along with the Title for each property with the Santa Clara County Recorder’s Office.
P2. The Covenant, Conditions and Restrictions for this project shall include language that precludes exclusive storage use of the garage and obstruction of parking spaces in the garage by storage, shall and requires property owners to maintain garages for parking purposes.
FIRE
F1. Prior to Building Permit Issuance, any EVAE’s or fire protection equipment (including but not limited to fire service undergrounds, sprinkler piping, fire alarm equipment, fire pumps, ERRCS) that cross property lines or is not located on the parcel of the building it serves shall have a CC&R legally recorded detailing who is responsible for maintenance and repair of the EVAE or fire protection equipment.
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1957 Pruneridge Avenue – VTSM Conditions of Approval
PLN23-002641
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. All work within City of San Jose right-of-way shall require a City of San Jose encroachment permit.
E5. 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. 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.
E7. Dedicate required on-site easements for any new public utilities, and/or emergency vehicle access by means of subdivision map or approved instrument at time of development.
E8. Dedicate sidewalk easements along the project frontage where public sidewalks extend into private property. Sidewalk easements are to be 1’ behind proposed back of walk where there is landscaping behind sidewalk. Sidewalk easement where hardscape is behind sidewalk is to be at back-of-walk. Cold joint is required between public sidewalk and private hardscape.
E9. Onsite pathways shall be dedicated as private easements, as needed.
E10. 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.
SILICON VALLEY POWER
EL1. Remove overlapping PUE and UGEE on the north side of Drive Aisle A. It should only be a UGEE and you should install a joint trench to allow for SVP conduits and public tv/cable. In the joint trench configuration conduits need to go in at the same time, 1’ apart. Reference UG1000 standard.
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1957 Pruneridge Avenue – VTSM Conditions of Approval
PLN23-002641
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. Separate Services: Applicant shall provide separate water, recycled water, sanitary sewer, and fire services connected to a public main in the public right-of-way services for each parcel 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. Services cannot cross a different parcel than the one it serves. No parcel shall be created that requires an easement from an adjacent parcel in order to be served. Tapping on existing fire service line(s) is prohibited. Approved backflow prevention device(s) are required on all potable water services.
W3. 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.