Meeting Date: December 13, 2016

STAFF REPORT
Agency: City of Belmont
Staff Contact: Gilbert Yau, Public Works Department, (650) 595-7467, gyau@belmont.gov
Agenda Title: 600 El Camino Real Mixed-Use Condominium Final Subdivision Map
Agenda Action: Resolution

Recommendation
Adopt a resolution approving final subdivision map, subdivision improvement agreement, maintenance
agreement, and summary vacation of public utility easements for the 32-unit mixed-use condominium
development at 600 El Camino Real.

Background
On October 14, 2014 the City Council approved a Planned Development Rezone, Conceptual
Development Plan (CDP), and Vesting Tentative Map for the proposed Residential/Commercial Mixed-
Use Project at 600 El Camino Real. The development consists of thirty-two mixed use condominiums
with 36,800 square foot of residential development and 10,300 square foot of commercial development.
On June 2, 2015 and July 7, 2015, the Planning Commission approved a Conditional Use Permit for the
Detailed Development Plan (DDP), Design Review, Tree Removal Permit, and Grading Plan for the
proposed project.

As a condition of the project, the applicant is required to get City approval to vacate certain public utility
easements on the property. The proposed building will encroach onto these easements which were granted
to the City of Belmont by a deed recorded in Book 3387, on Page 545 of San Mateo County Official
Records on March 20, 1958. The subdivision owner is concurrently completing plans and specifications
for building construction for this project.

Analysis
The project applicant, Central Peninsula Development, LLC, has filed for approval, the final mixed-use
condominium subdivision map of 600 El Camino Real. Per City of Belmonts Subdivision Ordinance, all
subdivisions of five units or more (major subdivisions) require City Council approval. The project
applicant has now prepared the Final Subdivision Map for review and approval. The City Engineer and
Land Surveyor consultant have examined this map and find it substantially in conformance with the
approved Vesting Tentative Map, the State Subdivision Map Act, and the City of Belmont Subdivision
Ordinance, and are satisfied that it is technically correct.

The development project is subject to the following fees prior to recordation of the final map:

1. Park In-Lieu Fee $915,200

2. Final Map $11,963

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In addition, the developer shall also pay the following fees prior to the issuance of building permit:

1. Affordable Housing Fee $818,400

2. Sewer Connection Fee $384,794

The developer is required to enter into a subdivision improvement agreement with bonds to guarantee the
completion of all public improvements related to the project.

The developer will enter into an agreement to maintain all private improvements within the development
and by the Condominium Declaration of Covenants, Conditions and Restrictions for the 600 El Camino
Association (CC&Rs) will later transfer the maintenance obligations to the homeowners association. The
CC&Rs declares the association maintenance, repair and landscaping obligations, stating that the
association shall maintain in good condition and repair at all times the common areas and association
property. Features to be maintained include but are not limited to landscaping, parking areas, lighting,
retaining walls, private walkways, building exteriors, bio-retention basins, street trees, sidewalk, curbs
and gutter, and driveways along the property frontage to ensure that the property remains in clean and
superior condition in accordance with approved plans, rules and regulations and applicable laws.

The applicant is also asking the City to vacate certain public utility easements to build the condominium
complex. The vacation is needed as the current design calls for the building to encroach onto public utility
easements. Vacation proceedings must be conducted in accordance with the provisions of Section 8333
Easements, subparagraph (a) of Chapter 4 of Part 3 of Division 9 of the Streets and Highways Code of
the State of California. To vacate a public utility easement, the City must be able to make the necessary
findings that the easement to be vacated is unnecessary for present or prospective public use and that there
is a public benefit derived from the vacation. Relief from the burden of maintenance of an easement has
been determined to be of sufficient public benefit. A finding can be made that the public utility easement
has not been used for public utility purposes for five consecutive years and that there are no existing public
utility facilities that are in use and would be impacted by the vacation. Additionally, no public or franchise
utility companies have requested new easements be reserved when contacted about the vacation. The final
map and easement vacations are depicted in Exhibit A of the Resolution.

The Public Works Department has reviewed the request for summary vacation of the public utility
easements and recommends the approval of the easements vacation by the City Council. Property owners
within 300 feet of the property have been notified by mail, and public notice was given that the City
Council will hold a meeting at the stated time and place to consider the subject matter as required by the
streets and highways code.

Alternatives
1. There are no alternative actions as approval of a final map is ministerial once all conditions of the
Vesting Tentative Map are satisfied.

Attachments
A. Resolution

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Fiscal Impact
No Impact/Not Applicable
Funding Source Confirmed: Applicant will pay all fees required for the final map

Source: Purpose: Public Outreach:

Council Statutory/Contractual Requirement Posting of Agenda
Staff Council Vision/Priority Other*
Citizen Initiated Discretionary Action
Other* Plan Implementation*

* Mailing to property owners within 300 radius of subject property.

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