PD Permit - 1995
1-
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City.
Council
Report
Public Hearing
May 16, 1995
ITEM NO.:
CATEGORY:
MEETING DATE:
COy of Cam/JÚell
TITLE
Application of Santa Clara Development for a General Plan Amendment (GP 95-
01), Zone Change (95-01), Tentative Subdivision Map (TS 95-01) and Planned
Development Permit (95-01) - 845-885 San Tomas Aquino Road and 1315 Elam
Avenue.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following
actions:
1.
2.
Grant a mitigated negative declaration for the project.
Introduce an ordinance for first reading approving a General Plan
Amendment (GP 95-01) to change the land use designation of 845-885 San
Tomas Aquino from Commerdal to Low-Medium Density Residential (6-13
units per gross acre). The site at 1315 Elam which is also part of this project
is already designated low-medium density residential.
3.
Introduce an ordinance for first reading approving a Zone Change (ZC 95-01)
to rezone 845-885 San Tomas Aquino from C-I-S (Neighborhood
Commercial) to PD (Planned Development) and 1315 Elam Avenue from R-
M-S (Multi-Family Residential) to PD (Planned Development).
4.
Adopt a resolution approving a Tentative Subdivision Map (TS 95-01) to
create 26 lots subject to the conditions of approval contained in Exhibit A.
Introduce an ordinance for first reading approving a Planned Development
Permit (PD 95-01) to allow the construction 26 units subject to the conditions
of approval contained in Exhibit A.
5.
BACKGROUND
The applicant proposes to construct 26 units on the project site which is located
at the northwestern comer of San Tomas Aquino Road and Elam Avenue. The site
currently consists of an existing shopping center and one lot Elam Avenue.
ANALYSIS
General Plan and Zonin¡
A. The applicant is requesting a general plan amendment to change the land use
designation of the commerdal center to low-medium density residential (6-
13 units per acre from commercial. The lot at 1315 Elam Avenue (Lot 1 on
the proposed tentative map) is already designated low-medium density
residential.
City Counå1 Report for Meeting of May 16, 1995 Page -2-
GP 95-01/ZC 95-01/TS 95-01/PD 95-01 - 845-885 San Tomas Aquino Road and 1315 EJam Ave.
B.
Land uses surrounding the site are shown below:
North:
South:
Medium Density Residential (14-20 units per gross acre).
Commerdal and Single Family Residential Oess than six units per
gross acre).
Low-Medium Density Residential (6-13 units per gross acre).
Low-Medium Density Residential (6-13 units per gross acre) and
Commercial.
West:
East:
c.
The San Tomas Area Neighborhood Plan (STANP) includes criteria for
General Plan Amendments. The criteria states that the proposed general
plan designation should be at least the predominant general plan designation
of parcels surrounding the site. The proposed low-medium density
designation is consistent with the criteria contained in STANP and provides a
good transition from the more intensive residential development to the
north and east of the site, and the single family residential located further
south on San Tomas Aquino and west on Elam Avenue.
The applicant is requesting that the site be zoned PD {Planned
Development}. PD is the only zoning designation that permits ownership
projects in the proposed density range. Conventional zoning would not
allow the site to be subdivided, limiting the development to a rental project.
D.
Tentative Subdivision M~p
A. The applicant is proposing a 26 unit "small-lot" single family development
Lot sizes range from 3,200 square feet to 5,800 square feet with an average lot
size of approximately 3,900 square feet Only four of the lots are less than
3,500 square feet The proposed units are detached like a single family home
development.
The proposed density of 9.12 units per acre would be considered in the low
to mid range for a townhouse development This type of development also
provides larger lots than typical townhouse developments and more open
space than is typically provided in this density range. Proposed open space
ranges from 700 square to 1,500 square feet per unit
Access to the site from San Tomas Aquino Road is aa¡uired via a Private Local
Access street as called out in the STANP. The design standards for a private
local access streets include a street width of 27 feet. The applicant is
requesting that the street width at the entry to the site be reduced to 24 feet
Providing a' street width of 27 feet would result in setbacks of less than five
feet to the homes on lots 9 and 25. The applicant would like to maintain a
five buffer from the units to the road A five foot setback to the property
line is also required to meet building code requirements.
B.
c.
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oty Counål Report for Meeting of May 16, 1995 Page -3-
GP 95-01/ZC 95-01/TS 95-01/PD 95-01- 845-885 San Tomas Aquino Road and 1315 £lam Ave.
Planned Development Permit
A. The applicant has submitted three home designs, ranging is size from
approximately 1,800 square feet to 2,350 square feet Each plan has a standard
and alternate front elevation resulting in six possible front elevations.
B.
The STANP requires that buildings in low-medium density developments be
setback 15 feet from adjacent parcels. When the STANP was drafted it was
anticipated that low-medium density developments would consist of
attached units, (buildings containing three to five units). The setback
requirement was intended to provide a buffer between existing single family
homes and new townhouse developments. Several of the lots in the
proposed development do not provide the 15 foot buffer. The City Council
can approve a lesser setback upon finding that the lesser setback meets the
intent of the policy.
Environmental Review
The attached Expanded Initial Study discusses the environmental impacts of the
project. No signiftcant impacts have been identified that cannot be mitigated
through the proposed conditions of approval.
Plannin¡ Commission Recommendation
The proposal was considered by the Planning Commission at their meeting of
April 25, 1995. The Planning Commission voted (6-1-0) to recommend approval
of the proposal. The Planning Commission also recommends that the City
Council approve vertical curb and gutters for the interior streets in the project.
This would be an exception to the standards contained in the STANP.
FISCAL IMPACTS
None
AL TERNA TIVES
1. Deny the application
This action would prevent the applicant from constructing the project.
2.
Direct the applicant to modify the application
If the Council is concerned with specif1c aspects of the project, Council can
continue the application and direct the applicant to revise the project to
address specific issues of concem
3.
Return the application to Plannin¡ Commission.
The Council may send the application back to the Planning Commission for
further study should Councilmembers have wide-ranging concerns.
oty Council Report for Meeting of May 16, 1995 Page +
GP 95-01/ZC 95-01/TS 95-01/PD 95-01 - 845-885 San Tomas Aquino Road and 1315 EJam Ave.
Attachments:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Draft ordinance approving GP 95-01.
Draft ordinance approving ZC 95-01.
Draft resolution approving 1'5 95-01.
Draft ordinance approving PD 95 .~1.
Excerpt from Minutes from Planning Commission meeting of April 25, 1995.
Staff Report of April 25, 1995 (without attachments).
Project Plaris.
Initial Study.
Location Map.
Prepared by:
Submitted by: Approved by:
Steven T. Piasecki, AICP Mark J.Ochenduszko
Director of Planning City Manager
-- . . -
ORDINANCE NO.
BEING AN ORDINANCE AMENDING THE LAND USE
ELEMENT OF THE GENERAL PLAN OF THE CITY OF
CAMPBELL, CALIFORNIA, TO LOW DENSITY
RESIDENTIAL, SIX TO THIRTEEN UNITS PER GROSS
ACRE, FOR PROPERTY LOCATED AT 845-885 SAN
TOMAS AQUINO ROAD AND 1315 ELAM AVENUE.
APPUCA TION OF SANTA CLARA DEVELOPMENT. FILE
NO. GP 95-01.
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That the Land Use Element of the General Plan of the City
of Campbell, together with the amendments thereto, is hereby changed and
amended as per Exhibit A, attached hereto.
SECTION TWO: This Ordinance shall become effective thirty (30) days
following its passage and adoption and shall be published once within fifteen
(15) days upon passage and adoption in the San Jose Mercury News, a
newspaper of general circulation in the City of Campbell, County of Santa
Clara.
PASSED AND ADOPTED this 16th day of May, 1995, by the following roll call
vote:
AYES:
NOES:
ABSENT:
COUN CILMEMBERS:
COUN CILMEMBERS:
COUNCILMEMBERS:
APPROVED:
Donald R. Burr, Mayor
A TIEST:
Anne Bybee, City Clerk
ORDINANCE NO.
BEING AN ORDINANCE OF THE CI1Y COUNCIL OF THE OTY OF
CAMPBELL, AMENDING THE ZONING MAP FOR PROPERTY
LOCATED AT 845-885 SAN TOMAS AQUINO ROAD AND 1315
ELAM A VENUE. APPLICATION OF SANT A CLARA
DEVELOPMENT. FILE NO. 'Z£. 95-01.
The City Council of the City of Campbell does ordain as follows:
SECI10N ONE: That the Zoning Map of the City of Campbell is hereby
changed and amended by adopting the attached Exhibit A, entitled Map of
Said Pröperty, as per the application of Santa Clara Development, for
approval of a Zone Change for property located at 845-885 San Tomas Aquino
Road, from C-1-S (Neighborhood Commercial) to PD (planned Development)
and 1315 Elam Avenue from R-M-S (Multi Family Residential) to PD
(Planned Development).
SECI10N TWO: This Ordinance shall become effective thirty (30) days
following its passage and adoption and shall be published once within fifteen
(15) days upon passage and adoption in the San Jose Mercury News, a
newspaper of general circulation in the City of Campbell, County of Santa
Clara.
PASSED AND ADOPTED this 16th day of May, 1995, by the following roll call
vote:
AYES:
NOES:
ABSENT:
COUNCILMEMBERS:
COUN CILMEMBERS:
COUNCILMEMBERS:
APPROVED:
Donald R. Burr, Mayor
A TIEST:
Anne Bybee, Oty Clerk
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL, CITY OF
CAMPBELL, APPROVING OF A TENTATIVE SUBDIVISION MAP,
LANDS OF SANTA CLARA DEVELOPMENT, ON PROPERTY
LOCATED AT 845-885 SAN TOMAS AQUINO ROAD AND 1315
ELAM AVENUE IN A PD (PLANNED DEVELOPMEN11 ZONING
DISTRICf. FILE NO.: 1'5 95-01
After notification and public hearing as speåfied by law on the application for
approval of a Tentative Subdivision Map as referenced in the above heading;
as per the application filed in the Planning Department; and, after
presentation by the Community Development Director, proponents and
opponents, the hearing was closed.
After due consideration of all evidence presented, the City Counå1 did find as
follows with respect ~ File No. 1'5 95-01:
1.
The proposed density of 9.12 units per gross acres is consistent with the
proposed low-medium density residential land use designation of 6-13
units per gross acre.
2.
The lots fronting San Tomas Aquino Road and Elam A venue are
oriented toward the street as prescribed by the San Tomas Area
Neighborhood Plan.
2
The lot pattern along Elam Avenue is compatible with the lot pattern
of the existing single family homes adjacent to the site on Elam
Avenue.
3.
The existing circulation system is adequate to serve the site.
4.
The City of Campbell has prepared an Initial Study for the project in
order to determine if the project would have a significant
environmental impact.
5.
No substantial evidence has been presented which shows that the
project, subject to conditions of approval, will have a significant
negative impact on the environment.
Based upon the foregoing findings of fact, the City Counå1 condudes that:
1.
The proposed subdivision is consistent with the proposed General Plan
designation. .
City Council Resolution No.
1'595-01 - 845-88S San Tomas Aquino Road/1315 Blam Avenue
Page 2
2.
The proposed subdivision improves the balance between the housing
needs of the region and public service needs of its residents and
available fiscal and environmental resources.
3.
The design of the subdivision provides to the extent feasible for future
passive or natural heating or moling opportunities.
4.
The proposed project with the conditions and mitigation measures
imposed, will. not have a significant adverse impact on the
environment and a Mitigated Negative Declaration has been prepared
for the project.
The proposed tentative subdivision will not be detrimental to the
health, safety, peace, morals, comfort or general welfare of the persons
residing or working in the neighborhood, or be detrimental or
injurious to property and improvements in the neighborhood or to the
general welfare of the City.
5.
Based upon the above findings, the CITY COUNCIL does hereby approve of
this map subject to the Conditions of Approval contained in the attached
Exhibit A.
PASSED AND AOOPrED this 16th day of May, 1995, by the following roll call
vote:
AYES: Councilmembers
NOES: Councilmembers
ABSENT: Councilmembers
ABSTAIN: Councilmembers
APPROVED:
Donald R. Burr, Mayor
ATTEST:
Anne Bybee, ety Oerk
Exhibit A
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
The applicants are notified as part of this application that they are required to
comply with all applicable Codes and Ordinances of the City of Campbell and
the State of California which pertain to this application and are not herein
specified and that this approval is granted subject to the following Conditions
of Approval.
1.
~
Approval is granted for a Tentative Subdivision Map to allow the
creation of 26 lots. Development shall be substantially as shown on the
project materials listed below, except as may be modified by the
conditions contained herein:
a.
Vesting Tentative Map dated March 1995 prepared for Santa
Clara Development Company consisting of three sheets.
2.
Property Maintenance:
The applicant is hereby notified that the property is to maintained free
of any combustible trash, debris, and weeds until the time that actual
construction commences, All existing structures shall be secured by
having windows boarded up and doors sealed shut, or be demolished
or removed from the property. Section 11.201 & 11.414, 1985 Ed.
Uniform Fire Code.
3.
Roadways and Hydrants
a.
Roadways and hydrants to be in place prior to start of framing.
Provide approved a minimum of 2 public fire hydrants flowing
not less than 1000 GPM, @ 20 PSI Residual. rll'e hydrants and
appurtenances shall be provided and installed at the locations
specified by the Fire Marshall of the Central Fire District.
b.
4.
All aspects of the site and the residential unit development shall
comply with the San Tomas Area Neighborhood Plan except as other
wide amended.
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
5. Streets and Related Improvements
A. Provide right-of-way dedication, as necessary, for a 30 foot half
street on both Eam A venue and San Tomas Aquino Road.
B. Install curbs and gutters along property frontage on San Tomas
Aquino Road and Elam A venue to meet current City standards
as determined by a field inspection directed by the City Engineer.
C Install new sidewalks on Eam Avenue, a major local access
street, and on San Tomas Aquino Road, a minor collector street,
as required in the ST ANP .
D. Install asphalt concrete overlay on Eam A venue and San Tomas
Aquino Road to mitigate damage to the street because of utility
trenching and related subdivision work, as determined by the
City Engineer.
E. Install street lights, as necessary, to meet current City standards
as determined by the City Engineer and in accordance with the
ST ANP.
F. The details of the modified cul-de-sac on the private street must
be approved by the Fire Marshall and Oty Engineer.
G. Street on the interior of the site shall be designated as a private
street on the final map. The street is currently designated as a
public street on the tentative map. Private streets shall be built
in accordance with the STANP
H. Install handicap ramp at the northwest comer of San Tomas
Aquino Road and Elam Avenue.
6.
Provide grading and drainage plans. Easements for grading and
drainage shall be shown on the final maps and offered for dedication,
as appropriate.
Conditions of Approval
1'5 95-01 - 845-885 San Tomas Aquino Road/1315 mam Avenue
Page 3
7.
8.
9.
10.
11.
Storm Water Pes¡~
Design storm drain improvement plans for 10 year storm frequency.
I
Applicant shall provide hydrology and hydraulic calculations prior to
the issuance of building permits.
Geotechnical Report
Applicant shall provide a geotechnical report prior to the issuance of a
building permit.
Landscape Improvements
Provide trees and landscape improvements in the public right-of-way
on San Tomas Aquino Road in accordance with the STANP.
Landscape Maintenance
Record a deed restriction, in a form acceptable to the City Attorney,
notifying future property owners of the parcels abutting mam Avenue
and San Tomas Aquino Road that per Chapter 11.018.150 of the
Campbell Municipal Code, owners of private property shall be
responsible for the maintenance of street trees and shrubs in the
parkway abutting such private property.
12.
Sewers
Install a sanitary sewerage system to serve all lots in conformance with
the requirements of the West Valley Sanitation District.
13.
Water Service
14.
Install a water distribution system to serve all lots in conformance with
the requirements of the San Jose Water Company.
Flood Control
Implement the requirements of the Santa Clara Valley Water District.
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 4
15.
16.
17.
18.
19.
20.
Fire Hydrants
Provide fire hydrants and appurtenances at the location specified by the
Fire Marshall of the Central Fire District.
Final Map
Submit a Final Map for review and approval by the City Engineer.
Final map shall be approved prior the issuance of building permits.
Utilities
Cause all electrical, telephone and CATV facilities to be installed
underground, in accordance with the provisions of Chapter 20.36.150 of
the Municipal Code, prior to occupancy.
.n
n
n
Submit a Utility Coordination Plan, for approval by the City Engineer,
for installation of electrical, telephone and Cable Television
improvements to minimize damage to City streets, sidewalks and
related facilities.
Title Report
Furnish a copy of a current Preliminary Title Report.
Storm Drain Area Fee
Pay the then current storm drainage area fee prior to recording of the
Final Map or issuance of the encroachment permit, whichever occurs
first. Current amount is $1,950 per acre.
21.
Dedicate land or pay fee in lieu of dedication, prior to recordation of the
Final Map.
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 IDam Avenue
Page 5
22.
23.
24.
Monumentation
Furnish the City with security guaranteeing the cost of setting all
monuments as shown on the Final Map.
Encroachment Permit
Obtain an encroachment permit, including payment of all fees and
deposits for work conducted in the public right-of-way.
Majntenance AiJ'eement
Furnish an agreement, acceptable to the City, prior to the recordation of
the Map, which shall provide for the on-going financial responsibility
of each lot created by the proposed Map (upon their sale) to the
Homeowners Association for the maintenance of private street and
common areas. Said agreement to include a Consumer Price Index
factor (CPD for fee adjustment and shall be incorporated into the
CC&R's for the project.
25.
~opment and....Mmntenance Documents
Submit the following documents which demonstrate, to the
satisfaction of the City, that the entire project will be developed and
maintained in accordance with the intent and purpose of the
approvals.
A.
Final Title Report that guarantees title.
B.
Management and Maintenance Agreement to be entered into
with the owners of the project units.
Covenants, Conditions and Restrictions (CC&R's) to be recorded.
c
26.
~on. Covenants anOestrictions
Submit Covenants, Conditions and RestrictionS (CC&tR's) to the City
for review, which contain provisions for a Homeowners' Association,
to have an unqualified right to assess owners to individual units for
reasonable maintenance of common areas and improvements.
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 mam Avenue
Page 6
The Homeowners' Association shall have the right to lien units of the
owners who default in the payment of any assessment so provided.
Such lien shall not be subordinated to any encumbrance. Any deed of
ttust recorded prior to said CC&R's shall be subordinated to the
CC&R's. Any lien imposed shall not be superior to any lien for
property taxes or government asSessments.
i .1
29.
Plans, speåfications, calculations and designs for street improvements,
grading and drainage improvements and the Final Map shall be
prepared by a Ovil Engineer or Land Surveyor, as appropriate, licensed
in the State of California and submitted to the City Engineer for
approval.
Completion Prior to Occu,pan~
30.
Complete construction of all required off-site and on-site
improvements, including buy not limited to landscaping, sewer, water,
curb and gutters, paving, drainage faooties and other required
improvements prior to occupancy of any structure and/or the
subdivider shall enter into an agreement, acceptable to the City,
insuring the construction of such improvements within eighteen
months of formal approval by the City.
Securi (y
31.
Provide appropriate guarantees to construct and maintain certain
public and private improvements in accordance with the Conditions of
Approval.
32.
A~eement
Complete and execute, to the satisfaction of the Oty Attorney and City
Engineer; the City of Campbell's Standard Agreement for construction
of public improvements.
-
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 7
33.
34.
35.
36.
37.
Amen an Disabili
All improvements shall conform to the requirements of the American
Disability Act and the California Disability Access Regulations,
whichever applies.
¡Jay Area Air Oualitt...Management ~Requirements
Implement the following mitigation measures:
A.
Water all exposed or disturbed soil surfaces as necessary to
control dust but not less than twice daily.
B.
Consistently water areas of digging and grading operations.
c
Suspend grading or other dust produång activities during high
wind.
D.
Water or cover stock piles of soil debris, sand and other dust
. producing material.
Sweep construction area and surrounding area daily.
E.
Standard Specifications & Details
Comply with the Oty of Campbell Standard Specifications and Details
for Public Works Construction.
Comply with Title 20 of the Municipal Code concerning Subdivision
and Land Development.
Streets and-IDQewall§
Comply with Title 11 of the Municipal Code concerning Streets and
Sidewalks.
38.
}{ecord....Ii!ht.Jnterests anq Easements
Comply with Section 66436 of the Subdivision Map Act.
Conditions of Approval
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 8
39.
Private Street Name
Applicant shall submit required application for a private street name
designation. Further, the applicant is notified as part of this application
that he is required to comply with all applicable Codes and Ordinances
of the City of Campbell and the State of California which pertain to this
development and are not herein speåfied.
ORDINANCE NO.
BEING A ORDINANCE OF TIlE CITY COUNCIL OF TIlE CITY OF
CAMPBELL APPROVING A PLANNED DEVEWPMENT PERMIT
TO ALWW THE CONSTRUCTION OF 26 SINGLE FAMILY
HOMES ON PROPERTY LOCATED AT 845-885 SAN TOMAS
AQUINO ROAD AND 1315 ELAM AVENUE IN A PD (PLANNED
DEVEWPMENT) ZONING DISTRICT. FILE NO. PD 95-01.
After notification and public hearing as speåfied by law on the application of
Santa Clara Development, for approval of a Planned Development Permit to
allow the construction of 26 single family homes on property located at 845-
885 San Tomas Aquino Road and i315 Elam Avenue in a PD (Planned
Development) Zoning District, as per the application filed in the Planning
Department; and, after presentation by the City Staff, proponents and
opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council finds as
follows with regard to Application No. PD 95-01:
1.
The proposed home designs incorporate architectural elements
commonly found in the neighborhood and are compatible with homes
in the San Tomas Area.
2.
The San Tomas Area Neighborhood Plan requires a 15 foot from the
property line of adjoining parcels. The intent of the requirement is to
buffer existing single family homes from larger townhouse
developments.
3.
Providing setbacks of less than 15 feet from the property line of adjoining
parcels meets the intent of the San Tomas Area Neighborhood Plan due
to the units being detached and being of a similar scale and mass as
existing single family homes in the area.'
The entry way for units located along public streets is oriented toward
the street as stated in the San Tomas Neighborhood Plan.
4.
5.
Visibility of garages is minimized through the use of porches and
limited building frontage of garage doors to no more than 50% of the
front elevation.
6.
The City of Campbell has prepared an Initial Study for the project in
order to determine if the project would have a significant
environmental impact.
City Council Ordinance No.
PD 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
7.
No substantial evidence has been presented which shows that the
project, subject to conditions of approval, will have a significant negative
impact on the environment.
Based upon the foregoing findings of fact, the City Council further finds and
concludes that
1.
The proposed development would be compatible with the proposed
General Plan amendment and will aid in the harmonious development
of the immediate area.
2.
The proposed subdivision improves the balance between the housing
needs of the region and public service needs of its residents and available
fiscal and environmental resources.
3.
The proposed project with the conditions and mitigation measures
imposed, will not have a significant adverse impact on the environment
and a Mitigated Negative Declaration has been prepared for the project.
4.
The proposed development or uses would clearly result in a more
desirable environment and use of land than would be possible under
any other zoning classification.
5.
The proposed development would not result in allowing more
residential units than would be allowed by other residential zoning
districts which are consistent with the general plan designation of the
property.
The proposed development would not be detrimental to the health,
safety or welfare of the neighborhood or the åty as a whole.
Based upon the above findings, the City Counål does hereby approve of this
Planned Development subject to the Conditions of approval contained in the
attached Exhibit A.
6.
City Council Ordinance No.
PD 95-01- 845-88S San Tomas Aquino Road/1315 Eam Avenue
Page 3
PASSED AND ADOPl'ED this 16th day of May, 1995, by the following roll call
vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
APPROVED:
Donald R. Burr, Mayor
ATTEST:
Anne Bybee, Oty Clerk
I.
Exhibit A
Conditions of Approval
PO 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
The applicant is notified as part of this application that he is required to
comply with all applicable Codes and Ordinances for the Oty of Campbell and
the State of California which pertain to this development and are not herein
speåfied.
1.
2.
Approved Pro~
Approval is granted for a Planned Development Permit to allow the
construction of 26 units. Development shall be substantially as shown
on the project materials listed below, except as may be modified by the
conditions contained herein:
a.
Project drawings for Santa Clara Development Company consisting
of 8 sheets dated received April 6, 1995 on file in the Community
Development Department.
Site plan dated March 1995 consisting of two sheets.
h
c.
Landscape plan dated 1/17/95 prepared by Reed Associates.
Materials board consisting of four sheets. Sheets one and two dated
March 11, 1995 and sheets three and four dated January 16, 1995.
~
d
a.
Applicant shall submit a final landscape plan to the Community
Development Department for approval prior to the issuance of
building permits.
Said landscape plan shall include the location of the existing trees
exceeding 8" in diameter along the northern property line of the site
on lots 24 and 26.
h
(1) The Community Development Director may approve the
removal of the trees adjacent to lot 26 Ü removal is necessary to
accommodate the home on the site. Any tree removed shall be
replaced as specified in the Citýs Water Efficient Landscape
Standards (WElS).
Conditions of Approval
PD 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
(2) The Community Development Director may authorize the
removal of additional trees along this portion of the site upon
submittal of a tree report by a certified arborist stating that said
trees are determined to be in poor condition.
(3) All trees to be preserved shall be protected during oonstruction
per the tree preservation specifications contained in WELS.
The preservation measures shall also be shown on grading and
engineering plans. . .
3.
a.
Any changes to the approved color and materials palette shall be
submitted and approved by the Community Development
Department prior to the issuance of building permits.
Roof materials shall consist of textured composition shingles.
b.
4.
Exterior Design Variation
No two identical elevations shall be located adjacent to one another nor
directly across from one another, including mirror images. The use the
alternative elevation for a unit type shall satisfy this requirement. Any
modifications to the unit type shown on the approved site plan shall be
approved by the Community Development Director prior to the issuance
of building permits.
5.
Garage Aprons
a.
Garage aprons shall be at least 18 feet so that parked cars will not
extend into the access drive, or the garage aprons shall be less than
10 feet so cars cannot use the apron for parking.
Differ~ntiated paving materials, textures or colors shall be used for
garage aprons to differentiate the garage apron from the private
access drive.
b.
Conditions of Approval
PD 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 3
6.
Covenant. Conditions and Restrictions
Applicant shall include in the Covenant, Conditions and Resbictions a
requirement that garage parking spaces remain available for vehicle
parking. Wording shall be approved by the City Attorney and
Community Development Director prior to approval of the final map.
7.
Garage Doors
Garage doors shall be roll-up doors to provide adequate clearance to
accommodate the reduced length of the garage aprons.
8.
Building Permits
a.
Maintain a five (5) foot setback to property lines, or provide a one
(1) hour wall and roof construction, with no openings permitted,
within five (5) feet of the property line.
Obtain all necessary building permits. Building permits shall not be
issued prior to recordation of the final map.
b.
9.
Fencing Plan
The applicant shall submit a final fencing plan for fencing along the
exterior of the site. The final fencing plan shall be approved by the
Community Development Department.
10. Construction Mitigation Measures
Hours of construction shall be limited to 8 a.m. To 5 p.m. Monday
through Friday and 9 a.m. To 4 p.m. On Saturdays. No construction
activities shall take place on Sundays or holidays.
11. On-Site Li~hting
All on-site lighting shall be shielded away from adjacent properties and
directed on-site.
Conditions of Approval
PO 95-01- 845-885 San Tomas Aquino Road/1315 E1am Avenue
Page 4
12. 1l!illix...Boxes and Back-Flow Preventors
Applicant to submit a plan to the Community Development Department
prior to the installation of PG&E utility (transformer) boxes and San Jose
Water back-flow preventors, indicating the location of the boxes and
screening (if boxes are above ground) for approval by the Community
Development Director.
13. Park Impact Fee
Applicant shall pay Park Impact In-lieu Fee at time of building permits
as stated in Chapter 13.08 of the Campbell Munidpal Code.
14. Gm:.ba~e Collection
Ordinance No. 782 of the Campbell Munidpal Code stipulates that any
contract for the collection and disposal of refuse, garbage, and rubbish
produced within the limits of the Oty of Campbell shall be made with
Green Valley Disposal Company.
15. Properf;y Maintenance:
The applicant is hereby notified that the property is to maintained free of
any combustible trash, debris, and weeds until the time that actual
construction commences, All existing structures shall be secured by
having windows boarded up and doors sealed shut, or be demolished or
removed from the property. Section 11.201 &t 11.414, 1985 Ed. Uniform
Fire Code.
16. RQägways and Hydrants
a.
Roadways and hydrants to be in place prior to start of framing.
Fire hydrants and appurtenances shall be provided and installed as
specified by the Fire Marshall of the Central FlI'e District.
b.
17. Dust Control:
The measures below shall be followed to control of dust and wind
erosion. Said mitigation measures shall be depicted on the construction
plans.
Conditions of Approval
PO 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 5
a.
All exposed or disturbed soil surfaces shall be water as necessary to
control dust, but not less than twice daily, including weekends. A
dust suppressant shall be added to the water prior to application.
Areas of digging and grading operations shall consistently watered
to control dust.
b.
c.
Grading or other dust-producing activities shall be suspended
during periods of high wind when dust is readily visible in the air.
d.
Stockpiles of soil, debris, sand, or other dust-producing materials
shall be watered or covered.
e.
The speed of all vehicles on-site shall be limited to 15 miles per
hour.
f.
The construction area and the surrounding streets shall be swept as
necessary, but not less than once daily.
City of Campbell
Standard Development Schedule
845-885 San Tomas Aquino
and 1315 ElamAvenue
PD 95-01
1.
Construction to commence within one year of Oty Counål approval.
2.
Construction to completed within one year of commencement.
Attachment No.5
Pa$e 2
Planning Commission Minutes of April 25, 1995
COMMUNICATIONS
1. A letter from Mr. Max Alford was distributed regarding Agenda Item No.1.
There were no modifications or postponements.
ORAL REOUESTS:
There were, no oral requests.
PUBLIC HEARING
Chairwoman Meyer-Kennedy read Agenda Item No.1 into the record.
1.
GP 95-01
ZC 95-Gl
TS 95-Gl
PO 95-01
Public Hearing to oonsider the following applications of Santa
Clara Development for property located at 845-855 San Tomas
Aquino Road and 1315 Ðam Avenue:
A. A General Plan Amendment (GP 95-01) to change the
Land Use Designation of the 845-885 San Tomas Aquino
Road from Commercial to Low-Medium Density
Residential (6-13 units per gross acre).
B. A Zone Change (ZC 95-01) to rezone 845-885 San Tomas
Aquino Road from C-I-S (Neighborhood Commercial) to
PD (Planned Development) and 1315 Elam A venue from
R-M-S (Multi-Family Residential) to PD (Planned
Development).
C A Tentative Subdivision Map (TS 95-01) to create 26 lots.
D. Planned Development Permit (PD 95-01) to construct 26
units.
Mr. Curtis Banks, Planner ll, presented the staff report noting the following:
. Project site is located on the comer of San Tomas Aquino Road and Elam
Avenue.
. Site is currently a shopping center.
. Surrounding uses:
North: TowMomes (14-20 units/acre)
East: Condominiums (6-13 units/acre)
South: 2 small oommercial buildings/single family residences
. Application includes a General Plan Amendment to change Land Use from
Commercial to Low-Medium Density Residential.
. The San Tomas Area Neighborhood Plan (STANP) criteria requires that
proposed I..aDd Use be equal to predominate General Plan designation of
surrounding sites. The proposed designation. to Low-Medium Density
Residential is consistent with the ST ANP and the surrounding land uses.
The proposed Low-Medium Density Residential is less intensive than the
existing Commercial land used designation.
. Proposed project offers a good transition from the higher density residential
Planning Commission Minutes of April 25, 1995
Page 3
.
north of the site.
Project is being zoned PO (Planned Development) to develop an ownership
project on the site.
Proposed project is unique in that typically projects with 6-13 units per acre
are attached units. This project consists of detached units.
Units in this project include lots from 3,200 square feet to 5,800 square feet
with an average of 3,900 square feet. Just four lots are less than 3,500 square
feet.
Density is low for the Low-Medium Density. Residential zoning at just nine
units per acre.
The lots on Elam will be larger to fit into existing larger single-family
residential lots already on £lam Avenue.
Applicant is also requesting a Planned Development Permit to allow a project
with three home designs. Homes range from 1,800 square feet to 2,350 square
feet. There are two elevations for each of the three designs for a total of six
variations. Changes in the elevations include entry differences, window
design and use of different materials, such as wood siding.
Applicant is also seeking an exception to the ST ANP regarding road width.
The ST ANP requires a 27 foot road width and the applicant is seeking
approval of a 24 foot road width. Street parking would be prohibited in front
of the units with the reduced road width. The Planning Commission has
the authority to recommend reduced street widths. Staff recommends that
the Planning Commission recommend City Council approval.
An initial study under CEQA was conducted and no significant impacts were
determined with mitigation measures enacted.
Staff recommends the Planning Commission request:
1. That the City Council grant a Mitigated Negative Declaration.
2. That the City Council adopt the General Plan Amendment.
3. That the City Council adopt an Ordinance approving Zone Change 9!H>1.
4. That the City Council adopt an Ordinance approving Planned
Development 95-01.
5. That the City Council adopt a Resolution approving Tentative
Subdivision 95-01.
.
.
.
.
.
.
.
.
Commissioner Alne requested feedback regarding the letter from Mr. Max Alford
which was distributed regarding this project.
Mr. Curtis Banks responded:
. The issues raised by Mr. Alford include parking concerns for the existing
daycare facility on Elam A venue. Since the use is approved with the
condition that adequate parking be provided on site, the fact that the
shopping center parking would no longer be available for overflow parking is
irrelevant. The second concern was regarding the daycare noise impact on
the proposed new residential dwellings.
Planning Commission Minutes of April 25, 1995
Page 4
Expressed concern that his property, located between lots 1 and 2 of the
proposed project, is of poor construction and is an "eye sore" to the proposed
project. In addition, he stated concerns that his property could not be
developed with more than one home.
Third issue was a water main that runs through the lot which services an
adjoining property. An easement is in place which grants the Water District
any necessary access to service the main should the need arise.
Commissioner Lowe asked what was located in the property between lots 1 and 2.
.
.
Mr. Curtis Banks replied that there was a single family home. He clarified that the
water main crossing the site is not a part of this development.
Commissioner Kearns asked what would happen if the main required repair.
Mr. Curtis Banks responded that an easement exists.
Commissioner Lowe asked if the streets met Fire Department access requirements.
Mr. Curtis Banks replied that the project meets all Fire requirements.
Commissioner Susan Kearns presented the Site and Architectural Review
Committee report as follows:
. SARC is recommending the inclusion of curbs and gutters.
. SARC would also like to see less density.
. SARC felt that the project required discussion by the entire Planning
Commission and made no recommendations for approval.
Commissioner Alne had questions regarding the lot sizes and widths and whether
street lights were required.
Mr. Curtis Banks responded that street lights were required on Elam and on San
Tomas Aquino Road but not on the private local access streets. The street within
the project is a private street and therefore is not required to include street lights.
Commissioner Alne advised:
. SARC had concerns regarding the driveway lengths. Some of the homes
have only lo-foot driveways. SARC has suggested to possible solutions.
Moving the houses up closer to even more greatly reduce the driveways and
thus discourage parking in the driveway or moving the houses further back
which would greatly reduce the rear lot. SARC found the houses
themselves to be acceptable.
. SARC was concerned regarding the short driveways, the lack of curbs and
gutters and the reduced road width.
Planning Commission Minutes of April 25, 1995
Page 5
.
Parking practices should be oonsidered.
Commissioner Lowe inquired whether there would be association dues to
maintain the private street.
Mr. Curtis Banks responded that there would be a homeowner's assoåation.
Commissioner Lowe inquired whether the homeowner's association would cover
the deterioration of the siding proposed.
Mr. Curtis Banks replied that each lot is individually owned.
Commissioner Lowe expressed concerns regarding the durability of the proposed
siding.
Commissioner Undstrom asked whether San Tomas Aquino Road and Elam
A venue have sidewalks.
Mr. Curtis Banks replied that both streets did have sidewalks.
Chairwoman Meyer-Kennedy asked what was required.
Mr. Curtis Banks replied that the interior street in the project would not have
curbs and gutters.
Commissioner Alne asked if curbs and gutters were not required or whether they
were prohibited.
Mr. Curtis Banks responded that the San Tomas Area Neighborhood Plan does
not allow curbs and gutters unless the Oty Council grants an exception.
Commissioner Perrine advised that SARC liked the houses but had concerns
about the site while staff recommends approval. Why?
Mr. Curtis Banks answered that the surrounding density is compatible and
appropriate and provides a transition to adjoining properties.
Commissioner Perrine asked how this project facilitates home ownership.
Mr. Curtis Banks replied that the difference between this project and townhome
projects is that the proposed units are detached. The lots are larger and the yards
are larger. Most of these proposed lots have 15 to 20 foot rear yards. In addition
this project is at the lower end of the density range for townhome developments
(11 units per acre on average). If this project were developed at a maximum
Planning Commission Minutes of April 25, 1995
Page 6
density permitted it could include up to 35 units. Applicant is proposing 26 units,
down from the original proposal of 28.
Chairwoman Meyer-Kennedy asked ü staff was comfortable with the street set up.
Mr. Curtis Banks responded that the issue of curbs and gutters was thoroughly
discussed during the time that the San Tomas Area Neighborhood Plan was
drafted. The Traffic Engineer at that time was supportive.
Commissioner Alne as~ed if the Public Works representative here this evening
endorsed that position.
Mr. Robert Harary, City Engineer, responded that the Public Works Department
recommends review of the San Tomas Area Neighborhood Plan to revisit the
issue of curbs and gutters. They support the installation of curbs and gutters
whenever possible. . If this project were not a private street, Public Works
Department would recommend installation of curbs and gutters.
Mr. Mark Robson, Developer.
. Santa Cara Development is a home building company that is family owned
and operated by he, his brother and his father.
. They own and operate Robson Communities in Phoenix and Tucson which
are Senior's communities.
. Santa Clara Development began operation in Santa Clara County five years
ago. Projects have been developed in Sunnyvale (84 condominiums and a
second 8 unit project), South San Francisro (32 units) and Fremont (30 units).
. He has worked with staff and lowered the number of units. He is in
agreement with the staff report.
. Project will be good for the community at large and will create a good living
atmosphere.
. Homes will be attractive with rich details.
. Streetscape will have character and charm.
. They are proposing three floor plans with one three- bedroom model, a
three-bedroom model with a loft and a four bedroom model. All units will
include two-car garages. All units will have a two-car apron in front of the
garage with the exception of three units.
. Floor plans offer nice living features. They include both a family room and a
living room as well as private dining rooms. This is düferent from most
townhome developments.
. Sale prices will range from the high $200,000 to the low $300,000.
. Project will be positive for those buying and living in them and will be an
attractive addition to the neighborhood. This will be a successful new home
community.
. Made himself available for questions.
Planning Commission Minutes of April 25, 1995
Page 7
Commissioner Lowe asked about the durability of the shingles.
Mr. Robson replied that they have a to-year warranty. They are constructed of
hard wood which will be painted. Have been used successfully in other projects.
Commissioner Alne stated that the benefits of individual houses over
townhomes has been made. Where would homeowners keep their boats and
motor homes.
Mr. Robson replied that as is typical, the CC&R's will prohibit boats and
motorhomes in the complex. This is a standard condition contained within
CC&tR' s.
Commissioner Alne inquired about parking restrictions.
Mr. Robson responded that on the private street parking restrictions could and
would be implemented. They will, however, have no control over parking on the
public streets.
Commissioner Higgins advised that she felt this is a good project. She lives
nearby. Asked if the association would be responsible only for the private street
maintenance.
Mr. Robson replied that the homeowners association would assume responsibility
for front yard landscaping and street maintenance and will cost approximately $50
per month. He added that he would like to install curbs and gutters on the
project. One possible solution is to dye the concrete black so that it matches the
asphalt. This is better for the project and allows for fewer street maintenance
issues. In addition, having curbs allows the painting of red curbs in those areas in
which parking will be prohibited.
Commissioner Lowe advised that he thought that it was a great idea to include the
curbs and gutters and unnecessary to paint them black. Expressed appreciation of
applicant's willingness to include curbs and gutters.
MonON:
On motion of Commissioner Alne, seconded by Commissioner
Lindstrom, the Planning Commission moved to dose the Public
Hearing (7-0).
Commissioner Alne expressed his belief that the project is incompatible with the
San Tomas Area Neighborhood Plan. Applicant is trying to put too large a project
into this lot. Also mentioned that he interprets the STANP to read that curbs and
gutters are not required rather than prohibited. Project needs too many
concessions. The street is too narrow. The driveways are too small. Without
Planning Commission Minutes of April 25, 1995
Page 8
curbs and gutters, the streets will be full of mud whenever it rains. The Public
Works Department representative has indicated maintenance issues whereas they
would not recommend the exclusion of curbs and gutters on a public street. The
Planning Commission has an obligation to the future owners of this project by
installing curbs and gutters. There are too many houses on the lot. He
recommends a reduction in the number of houses. There are too many
exceptions to the ST ANP so he is not supportive.
Commissioner Kearns concurred with Commissioner Alne's position.
Commissioner Higgins advised that by reduång the number of lots and increasing
the size of the homes, they would end up with $400,000 to $500,000 homes on the
site which she would not find compatible to the area. This project offers a good
transition to the existing neighborhood. Asked whether curbs and gutters oould
be included.
Mr. Steve Piasecki, Community Development Director, advised that the Planning
Commission could recommend that the City Council approve the inclusion of
curbs and gutters for this project.
Commissioner Higgins announced that she would be supporting the project with
the recommendation that curbs and gutters be added. .
Commissioner Alne asked if the Commission had discretion regarding this issue
of curbs and gutters.
Mr. Steve Piasecki replied that the STANP is not an Ordinance. Council has the
authority to vary from the STANP.
Commissioner Lowe asked what the standard width of a street is.
Mr. Steve Piasecki replied that a standard street width is 34 feet curb to curb for
public streets. Private streets could be smaller.
Commissioner Lowe asked if parking would be allowed.
Mr. Steve Piasecki :responded that only on one side of the street.
Commissioner Penine advised that he backed Commissioner Higgins' position.
Campbell has one of the highest parking ratios in Santa Clara County with 3.5
spaces per unit required. This project exceeds that ratio. He will support this
project.
Chairwoman Meyer-Kennedy added her support. She stated that this project
Planning Commission Minutes of April 25, 1995
Page 9
offers a nice transition although she too would like to see curbs and gutters
included.
Commissioner Alne asked what sort of curb and gutter format was being
recommended. Standard? Rolled? Painted black?
Commissioner Higgins asked if that question fell within the purview of the
Commission.
Mr. Steve Piasecki responded that the Commission could make a
recommendation.
Commissioner Lindstrom stated that since the developer was willing to install
curbs and gutters, what kind did he propose?
Mr. Steve Piasecki replied that the applicant was proposing vertical curbs and
gutters.
Commissioner Lowe admitted that he was "on the fence" about whether to
support the project or not. Believes that the inclusion of vertical curbs and gutters
is best approach.
Commissioner Kearns advised that if the density was reduced to eight units per
acre instead of 9, she would be supportive. This would reduce the project by two
units.
MOTION:
On motion of Commissioner Perrine, seconded by Commissioner
Higgins, the Planning Commission adopted:
A. Resolution No. 2968 recommending approval of a General
Plan Amendment (GP 95-01) to change the Land Use
Designation of property at 845-885 .San Tomas Aquino Road
from Commercial to Low-Medium Density Residentia1.
B. Resolution No. 2969 recommending approval of a Zone
Change (ZC 95-01) for 845-885 San Tomas Aquino Road &om
C-I-S (Neighborhood Commercial) to PD (Planned
Development) and property at 1315 Elam Avenue &om R-M-S
(Multi-Famlly Residential) to PD (Planned Development).
C . Resolution No. 2970 recommending approval of a Tentative
Subdivision Map (TS 95-01) to create 26 lots on property
located at 845-885 San Tomas AqUino Road and 1315 £lam
Avenue.
n Resolution No. 2971 recommending approval of a Planned
Development Permit (PD 95-01) to construct 26 homes on
property located at 845-885 San Tomas Aquino Road and 1315
Planning Commission Minutes of April 25, 1995
Page 10
AYES:
NOES:
ABSENT:
ABSTAIN:
Elam Avenue.
£. Recommend that the City Council grant a Mitigated Negative
. Declaration.
by the following roll-call vote:
AIne, Higgins, Lindstrom, Lowe, Meyer-Kennedy, Perrine
Kearns,
None
None
This recommendation will be forwarded to City Council on May 16, 1995.
Chairwoman Meyer-Kennedy read Agenda Item No.2 into the record.
2.
GP 95-02
ZC 95-02
TS95-02
V 95-01
Public Hearing to ronsider the following applications of Santa
Clara Development for property located at 1522 McCoy
A venue: .
A. A General Plan Amendment (GP 95-02) to change the
Land Use Designation on approximately 3 acres along the
eastern portion of the site from Public/Semi Public to
Low-Density Residential (less than six units per gross
acre).
B. A Zone Change (ZC 95-02) to rezone approximately 3 acres
along. the eastern portion of 1522 McCoy Avenue from PF
(Public Facilities) to R-1-6 (Single Family Residential).
C. A Tentative Subdivision Map (TS 95-02) to create 17 lots.
D. A Variance (V 95-01) to permit a variance from the
minimum lot width requirement to allow rear lot widths
less than 60 feel
Mr. Curtis Banks, Planner H, presented the staff report as follows:
. Project includes 17 lots. Sixteen lots will be used for single-family residences
while the 17th lot represents the exisnng church on the property.
. Surrounding land uses include:
North: Low Density Residential
South: Creek and Low Density Residential
West: Church
East Creek and Low Density Residential
. Applicant is requesting a General Plan Amendmènt. Request is ronsistent
with the San Tomas Area Neighborhood Plan (STANP).
. Additionally, the applicant is seeking a Zone Change from PF (Public
Facilities) to R-1-6 (Single Family Residential) with a minimum 6,000 square
foot lot. The Zone Change is consistent with the requirements of the
ST ANP.
RESOLUTION NO. 2968
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL
OF A GENERAL PLAN AMENDMENT TO CHANGE THE
LAND USE DESIGNATION FROM COMMERCIAL TO LOW-
MEDIUM DENSITY RESIDENTIAL (6-13 UNITS PER GROSS
ACRE) FOR PROPERTY LOCATED AT 845-885 SAN TOMAS
AQUINO ROAD. FILE NO. GP 95-01.
After notification and public hearing as specified by law on the application for
approval of a General Plan Amendment to change the Land Use Designation
from Commercial to Low-Medium Density Residential on property located at
845-885 San Tomas Aquino Road and, after presentation by the Planning Staff,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission
finds as follows with regard to Application No. GP 95-01:
1. The proposed general plan designation of 6-13 units per gross acre complies
the criteria contained in the San Tomas Area Neighborhood Plan for
General Plan Amendments.
2. The proposed general plan designation is compatible with surrounding land
uses.
3. The existing circulation system is compatible and adequate to serve the site.
4. The City of Campbell has prepared an Initial Study for the project in order to
determine if the project would have a significant environmental impact.
5. No substantial evidence has been presented which shows that the project,
subject to conditions of approval, will have a significant negative impact on
the environment.
Based upon the foregoing findings of fact, the Planning Commission concludes
that:
1. The proposed General Plan amendment clearly would result in a more
desirable use of land than would be possible under any other general plan
designation.
2. The proposed General Plan amendment will aid in the harmonious
development of the immediate area.
3. The proposed General Plan amendment would not be detrimental to the
health, safety or welfare of the neighborhood or the City as a whole.
--
Planning Commission Resolution No. 2968
GP 95-01 - 845-885 San Tomas Aquino Road
Page 2
4. The proposed project with the conditions and mitigation measures
imposed, will not have a significant adverse impact on the environment
and a Mitigated Negative Declaration has been prepared for the project.
PASSED AND ADOPTED this 25th day of April, 1995, by the following roll call
vote:
A YES:
Commissioners:
Alne, Higgins, Lindstrom, Lowe, Meyer-
Kennedy, Perrine
Kearns
None
NOES: Commissioners:
ABSENT: Commissioners:
ATTEST:
- Steve Piasecki, Secretary
APPROVED:
Jane Meyer-Kennedy, Chair
RESOLUTION NO. 2969
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROV AL OF A
ZONE CHANGE FOR 845-885 SAN TOMAS AQUINO ROAD FROM
C-1-S (NEIGHBORHOOD COMMERCIAL) TO PD (PLANNED
DEVELOPMENT) AND 1315 ELAM A VENUE FROM R-M-S
(MULTI-FAMILY RESIDENTIAL) TO PD (PLANNED
DEVELOPMEN1). FILE NO.7£. 95-01.
After notification and public hearing as specified by law on the application of Santa
Clara Development for approval of a Zone Change on property located at 845-885 San
Tomas Aquino Road and 1315 Elam Avenue and after presentation by the Planning
Staff, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as
follows with regard to Application No. ZC 95-01:
1. The proposed zoning designation of Planned Development complies the criteria
contained in the San Tomas Area Neighborhood Plan for General Plan
Amendments.
2. The proposed zoning designation is compatible with SWTounding land uses.
3. A Planned Development Zoning Designation is necessary to permit the type of
development proposed.
4. The City of Campbell has prepared an Initial Study for the project in order to
determine if the project would have a significant environmental impact.
5. No substantial evidence has been presented which shows that the project, subject
to conditions of approval, will have a significant negative impact on the
en vironmen t.
Based upon the foregoing findings of fact, the Planning Commission concludes that:
1. The proposed zone change clearly would result in a more desirable use of land
than would be possible under any other zoning designation.
2. The proposed zone change will aid in the harmonious development of the
immediate area.
3. The proposed zone change would not be detrimental to the health, safety or
welfare of the neighborhood or the City as a whole.
4. The proposed project with the conditions and mitigation measures imposed, will
not have a significant adverse impact on the environment and a Mitigated
Negative Declaration has been prepared for the project. .
--
Planning Commission Resolution No. 2969
ZC 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
PASSED AND ADOPTED this 25th day of April, 1995, by the following roll call vote:
AYES:
Commissioners:
Alne, Higgins, Undstrom, Lowe, Meyer-Kennedy,
Perrine
Kearns
None
NOES: Commissioners:
ABSENT: Commissioners:
APPROVED:
Jane Meyer-Kennedy, Chair
-
RESOLUTION NO. 2970
BEING A RESOLUTION OF THE PLANNING COMMISSION, CITY
OF CAMPBELL, RECOMMENDING APPROV AL OF A TENTATIVE
SUBDIVISION MAP, LANDS OF SANTA CLARA DEVELOPMENT,
ON PROPERTY LOCATED AT 845-885 SAN TOMAS AQUINO
ROAD AND 1315 ELAM A VENUE IN A PD (PLANNED
DEVELOPMENT) WNING DISTRICT. FILE NO.: 1'5 95-01
After notification and public hearing as speåfied by law on the application for
approval of a Tentative Subdivision Map as referenced in the above heading;
as per the application filed in the Planning Department; and, after
presentation by the Community Development Director, proponents and
opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to File No. 1'5 95-01:
1.
The proposed density of 9.12 units per gross acres is consistent with the
proposed low-medium density residential land use designation of 6-13
units per gross acre.
2.
The lots fronting San Tomas Aquino Road and Elam A venue are
oriented toward the street as prescribed by the San Tomas Area
Neighborhood Plan.
2.
The lot pattern along Elam A venue is compatible with the lot pattern of
the existing single family homes adjacent to the site on Elam Avenue.
3.
The existing circulation system is adequate to serve the site.
4.
The City of Campbell has prepared an Initial Study for the project in
order to determine if the project would have a significant
environmental impact.
5.
No substantial evidence has been presented which shows that the
project, subject to conditions of approval, will have a significant negative
impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission
concludes that:
1.
The proposed subdivision is consistent with the proposed General Plan
designation.
,
Planning Commission Resolution 2970
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
2.
The proposed subdivision improves the balance between the housing
needs of the region and public service needs of its residents and available
fiscal and environmental resources.
3.
The design of the subdivision provides to the extent feasible for future
passive or natural heating or cooling opportunities.
4.
The proposed project with the conditions and mitigation measures
imposed, will not have a significant adverse impact on the environment
and a Mitigated Negative Declaration has been prepared for the project.
5.
The proposed tentative subdivision will not be detrimental to the
health, safety, peace, morals, comfort or general welfare of the persons
residing or working in the neighborhood, or be detrimental or injurious
to property and improvements in the neighborhood or to the general
welfare of the City.
Based upon the above findings, the Planning Commission does hereby
recommend approval of this map to the City Council, subject to the
Conditions of Approval:
1.
Approved Project
Approval is granted for a Tentative Subdiviosn Map to allow the
creation of 26 lots. Development shall be substantially as shown on the
project materials listed below, except as may be modified by the
conditions contained herein:
a.
Vesting Tentative Map dated March 1995 prepared for Santa
Clara Development Company consisting of three sheets.
2.
Property Maintenance:
The applicant is hereby notified that the property is to maintained free
of any combustible trash, debris, and weeds until the time that actual
construction commences, All existing structures shall be secured by
having windows boarded up and doors sealed shut, or be demolished
or removed from the property. Section 11.201 &: 11.414, 1985 Ed.
Uniform Fire Code.
Planning Commission Resolution 2970
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 3
3.
Roadways and Hydrants
a.
b.
4.
Roadways and hydrants to be in place prior to start of framing.
Provide approved a minimum of 2 public fire hydrants flowing
not less than to()() GPM, @ 20 PSI Residual. Fire hydrants and
appurtenances shall be provided and installed at the locations
speåfied by the Fire Marshall of the Central Fire District.
All aspects of the site and the residential unit development shall
comply with the San Tomas Area Neighborhood Plan except as other
wide amended.
Streets and Related Improvements
5.
A.
Provide right-of-way dedication, as necessary, for a 30 foot half
street on both Elam A venue and San Tomas Aquino Road.
B.
Install curbs and gutters along property frontage on San Tomas
Aquino Road and Elam Avenue to meet current City standards
as determined by a field inspection directed by the City Engineer.
c.
Install new sidewalks on Elam Avenue, a major local access
street, and on San Tomas Aquino Road, a minor collector street,
as required in the STANP.
Install asphalt concrete overlay on Elam A venue and San Tomas
Aquino Road to mitigate damage to the street because of utility
trenching and related subdivision work, as determined by the
City Engineer.
D.
E.
Install street lights, as necessary, to meet current City standards
as determined by the City Engineer and in accordance with the
ST ANP .
F.
The details of the modified cul-de-sac on the private street must
be approved by the Fire Marshall and City Engineer.
Planning Commission Resolution 2970
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 4
G.
Street on the interior of the site shall be designated as a private
street on the final map. The street is currently designated as a
public street on the tentative map. Private streets shall be built
in accordance with the STANP
H.
Install handicap ramp at the northwest corner of San Tomas
Aquino Road and Elam Avenue.
6.
Gradin& and Draina&e Plan
Provide grading and drainage plans. Easements for grading and
drainage shall be shown on the final maps and offered for dedication,
as appropriate.
7.
Storm Water Design
Design storm drain improvement plans for 10 year storm frequency.
8.
Hydrology and Hydraulic Report
Applicant shall provide hydrology and hydraulic calculations prior to
the issuance of building permits.
9.
Geotechnical Report
Applicant shall provide a geotechnical report prior to the issuance of a
building permit.
10.
I&miscape Improvements
Provide trees and landscape improvements in the public right-of-way
on San Tomas Aquino Road in accordance with the STANP.
12.
Landscape Maintenance
Record a deed restriction, in a form acceptable to the City Attorney,
notifying future property owners of the parcels abutting Elam Avenue
and San Tomas Aquino Road that per Chapter 11.018.150 of the
Campbell Municipal Code, owners of private property shall be
responsible for the maintenance of street trees and shrubs in the
parkway abutting such private property.
Planning Commission Resolution 2970
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 5
13.
14.
15.
16.
17.
Sewers
Install a sanitary sewerage system to serve all lots in conformance with
the requirements of the West Valley Sanitation District.
Water Service
Install a water distribution system to serve all lots in conformance with
the requirements of the San Jose Water Company.
Flood Control
Implement the requirements of the Santa Clara Valley Water District.
Fire Hydrants
Provide fire hydrants and appurtenances at the location specified by the
Fire Marshall of the Central Fire District.
Final Map
Submit a Final Map for review and approval by the City Engineer.
Final map shall be approved prior the issuance of building permits.
18.
Utilities
Cause all electrical, telephone and CATV facilities to be installed
underground, in accordance with the provisions of Chapter 20.36.150 of
the Municipal Code, prior to occupancy.
19.
Utility Construction Coordination in Public Ri¡ht-of-Way
Submit a Utility Coordination Plan, for approval by the City Engineer,
for installation of electrical, telephone and Cable Television
improvements to minimize damage to City streets, sidewalks and
related facilities.
20.
Title Report
Furnish a copy of a current Preliminary Title Report.
Planning Commission Resolution 2970
1'595-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 6
21.
Storm Drain Area Fee
Pay the then current storm drainage area fee prior to recording of the
Final Map or issuance of the encroachment permit, whichever occurs
first. Current amount is $1,950 per acre.
22.
~Impact fees and~Land Dedication
Dedicate land or pay fee in lieu of dedication, prior to recordation of the
Final Map.
23.
Monumentation
Furnish the City with security guaranteeing the cost of setting all
monuments as shown on the Final Map.
24.
Encroachment Permit
Obtain an encroachment permit, including payment of all fees and
deposits for work conducted in the public right-of-way.
25.
Maintenance Agreement
Furnish an agreement, acceptable to the City, prior to the recordation of
the Map, which shall provide for the on-going financial responsibility
of each lot created by the proposed Map (upon their sale) to the
Homeowners Association for the maintenance of private street and
common areas. Said agreement to include a Consumer Price Index
factor (CPI) for fee adjustment and shall be incorporated into the
CC&R's for the project.
26.
~°J'ment and Maintenance Documents
Submit the following documents which demonstrate, to the
satisfaction of the City, that the entire project will be developed and
maintained in accordance with the intent and purpose of the
approvals.
A.
Final Title Report that guarantees title.
Planning Commission Resolution 2970
15 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 7
B.
Management and Maintenance Agreement to be entered into
with the owners of the project units.
c.
Covenants, Conditions and Restrictions (CC&:R's) to be recorded.
27.
Condition. Covenants and Restrictions
Submit Covenants, Conditions and Restrictions (CC&:R's) to the City
for review, which contain provisions for a Homeowners' Association,
to have an unqualified right to assess owners to individual units for
reasonable maintenance of common areas and improvements.
The Homeowners' Association shall have the right to lien units of the
owners who default in the payment of any assessment so provided.
Such lien shall not be subordinated to any encumbrance. Any deed of
trust recorded prior to said CC&:R's shall be subordinated to the
CC&:R's. Any lien imposed shall not be superior to any lien for
property taxes or government assessments.
28.
Plans, specifications, calculations and designs for street improvements,
grading and drainage improvements and the Final Map shall be
prepared by a Civil Engineer or Land Surveyor, as appropriate, licensed
in the State of California and submitted to the City Engineer for
approval.
29.
Comp~or to Occupancy
Complete construction of all required off-site and on-site
improvements, including buy not limited to landscaping, sewer, water,
curb and gutters, paving, drainage facilities and other required
improvements prior to occupancy of any structure and/or the
subdivider shall enter into an agreement, acceptable to the City,
insuring the construction of such improvements within eighteen
months of formal approval by the City.
Planning Commission Resolution 2970
1'5 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 8
30.
Security
Provide appropriate guarantees to construct and maintain certain
public and private improvements in accordance with the Conditions of
Approval.
31.
Agreement
Complete and execute, to the satisfaction of the City Attorney and City
Engineer, the City of Campbell's Standard Agreement for construction
of public improvements.
32.
American Disabili
Act and California Disa ili
All improvements shall conform to the requirements of the American
Disability Act and the California Disability Access Regulations,
whichever applies.
]3ay Area Ajr Quality Management District Requirements
33.
Implement the following mitigation measures:
A.
Water all exposed or disturbed soil surfaces as necessary to
control dust but not less than twice daily.
B.
Consistently water areas of digging and grading operations.
Suspend grading or other dust producing activities during high
wind.
c
D.
Water or cover stock piles of soil debris, sand and other dust
producing material.
E.
Sweep construction area and surrounding area daily.
34.
Standard Specifications &t Details
Comply with the City of Campbell Standard Specifications and Details
for Public Works Construction.
Planning Commission Resolution 2970
1'5 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 9
35.
Subdivision and Land DeveloJ'IDents
Comply with Title 20 of the Municipal Code concerning Subdivision
and Land Development.
36.
Streets and Sidewalks
Comply with Title 11 of the Municipal Code concerning Streets and
Sidewalks.
37.
Record--litkJnterests and Easements
Comply with Section 66436 of the Subdivision Map Act.
38.
Private Street Name
Applicant shall submit required application for a private street name
designation. Further, the applicant is notified as part of this application
that he is required to comply with all applicable Codes and Ordinances
of the City of Campbell and the State of California which pertain to this
development and are not herein specified.
PASSED AND ADOPTED this 25th day of April, 1995, by the following roll
call vote:
A YES:
Commissioners:
Alne, Higgins, Lindstrom, Lowe, Meyer-
Kennedy, Perrine
Kearns
None
NOES:
ABSENT:
Commissioners:
Commissioners:
I APPROVED BY:
~ ~ > Jane Meyer-Kennedy, Chair
ATTEST: --~~
Steve Piasecki, Secretary
RESOLUTION NO. 2971
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROV AL OF A
PLANNED DEVELOPMENT PERMIT TO ALLOW
CONSTRUCTION OF A 26 SINGLE-FAMILY RESIDENCES ON
PROPERTY LOCATED AT 845-885 SAN TOMAS AQUINO ROAD
AND 1315 ELAM AVENUE, IN A PD (PLANNED DEVELOPMEN'O
ZONING DISTRICI'. FILE NO. PO 95-01.
After notification and Public Hearing, as specified by law, on the application
of Santa Clara Development, for approval of a Planned Development Permit
to allow the construction of 26 homes; and, after presentation by the City Staff,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to File No. PO 95-01:
1.
The proposed home designs incorporate architectural elements
commonly found in the neighborhood and are compatible with homes
in the San Tomas Area.
2.
The San Tomas Area Neighborhood Plan requires a 15 foot from the
property line of adjoining parcels. The intent of the requirement is to
buffer existing single family homes from larger townhouse
developments.
3.
Providing setbacks of less than 15 feet from the property line of
adjoining parcels meets the intent of the San Tomas Area
Neighborhood Plan due to the units being detached and being of a
similar scale and mass as existing single family homes in the area.
4.
The entry way for units located along public streets is oriented toward
the street as stated in the San Tomas Neighborhood Plan.
Visibility of garages is minimized through the use of porches and
limited building frontage of garage doors to no more than 50% of the
front elevation.
5.
6.
The City of Campbell has prepared an Initial Study for the project in
order to determine if the project would have a significant
environmental impact.
7.
No substantial evidence has been presented which shows that the
project, subject to conditions of approval, will have a significant
negative impact on the environment. .
--,
Planning Commission Resolution No. 2971
PO 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
Based upon the foregoing findings of fact, the Planning Commission
concludes that:
1.
The proposed development would be compatible with the proposed
General' Plan amendment and will aid in the harmonious
development of the immediate area.
2.
The proposed subdivision improves the balance between the housing
needs of the region and public service needs of its residents and
available fiscal and environmental resources.
3.
The proposed project with the conditions and mitigation measures
imposed, will not have a significant adverse impact on the
environment and a Mitigated Negative Declaration has been prepared
for the project.
4.
The proposed development or uses would clearly result in a more
desirable environment and use of land than would be possible under
any other zoning classification.
5.
The proposed development would not result in allowing more
residential units than would be allowed by other residential zoning
districts which are consistent with the general plan designation of the
property.
The proposed development would not be detrimental to the health,
safety or welfare of the neighborhood or the city as a whole.
Further the applicants are notified as part of this application that they are
required to comply with all applicable Codes and Ordinances of the City of
Campbell and the State of California which pertain to this application and are
not herein specified and that this approval is granted subject to the following
Conditions of Approval:
6.
1.
Approved Pro~
Approval is granted for a Planned Development Permit to allow the
construction of 26 units. Development shall be substantially as shown
on the project materials listed below, except as may be modified by the
conditions contained herein:
Planning Commission Resolution No. 2971
PO 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 3
Project drawings for Santa Clara Development Company
consisting of 8 sheets dated received April 6, 1995 on file in the
Community Development Department.
a.
Site plan dated March 1995 consisting of two sheets.
Landscape plan dated 1/17/95 prepared by Reed Assoåates.
b.
c.
Materials board consisting of four sheets. Sheets one and two
dated March 11, 1995 and sheets three and four dated January 16,
1995.
d.
2.
Landscape Plan,
Applicant shall submit a final landscape plan to the Community
Development Department for approval prior to the issuance of
building permits.
a.
Said landscape plan shall include the location of the existing
trees exceeding 8" in diameter along the northern property line
of the site on lots 24 and 26.
b.
(1)
(2)
(3)
The Community Development Director may approve the
removal of the trees adjacent to lot 26 if removal is
necessary to accommodate the home on the site. Any tree
removed shall be replaced as specified in the City's Water
Efficient Landscape Standards (WELS).
The Community Development Director may authorize
the removal of additional trees along this portion of the
site upon submittal of a tree report by a certified arborist
stating that said trees are determined to be in poor
condi tion.
All trees to be preserved shall be protected during
construction per the tree preservation specifications
contained in WELS. The preservation measures shall also
be shown on grading and engineering plans.
Planning Commission Resolution No. 2971
PD 95-01 - 845-885 San Tomas Aquino Road/1315 Elarn Avenue
Page 4
3.
Color and Materials Palette
a.
Any changes to the approved color and materials palette shall be
submitted and approved by the Community Development
Department prior to the issuance of building permits.
Roof materials shall consist of textured composition shingles.
b.
4.
Exterior Design Variation
No two identical elevations shall be located adjacent to one another
nor directly across from one another, including mirror images. The
use the alternative elevation for a unit type shall satisfy this
requirement. Any modifications to the unit type shown on the
approved site plan shall be approved by the Community Development
Director prior to the issuance of building permits.
5.
Garage Aprons
a.
Garage aprons shall be at least 18 feet so that parked cars will not
extend into the access drive, or the garage aprons shall be less
than 10 feet so cars cannot use the apron for parking.
b.
Differentiated paving materials, textures or colors shall be used
for garage aprons to differentiate the garage apron from the
private access drive.
6.
Covenant. Conditions and Restrictions
Applicant shall include in the Covenant, Conditions and Restrictions a
requirement that garage parking spaces remain available for vehicle
parking. Wording shall be approved by the City Attorney and
Community Development Director prior to approval of the final map.
7.
Garaie Doors
Garage doors shall be roll-up doors to provide adequate clearance to
accommodate the reduced length of the garage aprons.
Planning Commission Resolution No. 2971
PD 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 5
8.
Building Permits
a.
Maintain a five (5) foot setbade to property lines, or provide a
one (1) hour wall and roof construction, with no openings
permitted, within five (5) feet of the property line.
Obtain all necessary building permits. Building permits shall
not be issued prior to recordation of the final map.
b.
9.
Fencing Plan
The applicant shall submit a final fencing plan for fencing along the
exterior of the site. The final fencing plan shall be approved by the
Community Development Department.
10.
Construction Mitigation Measures
Hours of construction shall be limited to 8 a.m. To 5 p.m. Monday
through Friday and 9 a.m. To 4 p.m. On Saturdays. No construction
activities shall take place on Sundays or holidays.
11.
On-Site Lighting
All on-site lighting shall be shielded away from adjacent properties and
directed on-site.
12.
Utility Boxes and Back-Flow Preventors
Applicant to submit a plan to the Community Development
Department prior to the installation of PG&E utility (transformer)
boxes and San Jose Water bade-flow preventors, indicating the location
of the boxes and screening (if boxes are above ground) for approval by
the Community Development Director.
13.
Park Impact Fee
Applicant shall pay Park Impact In-Lieu Fee at time of building permits
as stated in Chapter 13.08 of the Campbell Muniåpal Code.
Planning Commission Resolution No. 2971
PD 95-01 - 845-885 San Tomas Aquino Road/1315 Eam Avenue
Page 6
Garbage Collection
Ordinance No. 782 of the Campbell Municipal Code stipulates that any
contract for the collection and disposal of refuse, garbage, and rubbish
produced within the limits of the City of Campbell shall be made with
Green Valley Disposal Company.
14.
15.
Pro~rty Maintenance:
The applicant is hereby notified that the property is to maintained free
of any combustible trash, debris, and weeds until the time that actual
construction commences, All existing structures shall be secured by
having windows boarded up and doors sealed shut, or be demolished
or removed from the property. Section 11.201 & 11.414, 1985 Ed.
Uniform Fire Code.
16.
17.
Roadways and Hydrants
a.
Roadways and hydrants to be in place prior to start of framing.
Fire hydrants and appurtenances shall be provided and installed
as specified by the Fire Marshall of the Central Fire District.
b.
Dust Control:
The measures below shall be followed to control of dust and wind
erosion. Said mitigation measures shall be depicted on the construction
plans.
a.
All exposed or disturbed soil surfaces shall be water as necessary
to control dust, but not less than twice daily, including
weekends. A dust suppressant shall be added to the water prior
to application.
b.
Areas of digging and grading operations shall consistently
watered to control dust.
c.
Grading or other dust-producing activities shall be suspended
during periods of high wind when dust is readily visible in the
air.
Planning Commission Resolution No. 2971
PD 95-01- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 7
d.
Stockpiles of soil, debris, sand, or other dust-producing materials
shall be watered or covered.
e.
The speed of all vehicles on-site shall be limited to 15 miles per
hour.
f.
The construction area and the surrounding streets shall be swept
as necessary, but not less than once daily.
PASSED AND ADOPTED this 25th day of April, 1995, by the following roll
call vote:
A YES: Commissioner: Alne, Higgins, Lindstrom, Lowe, Perrine,
Meyer-Kennedy
NOES: Commissioner: Kearns
ABSENT: Commissioner: None
ABSTAIN: Commissioner: None
APPROVED:
Jane Meyer-Kennedy, Chair
,
------ -
Attachment No.6
Item No.1
STAFF REPORT - PLANNING COMMISSION MEETING
OF APRIL 25, 1995
GP 95-01, ZC 95-01, TS 95-01, PD 95-01 - Public Hearing to consider the
following applications of Santa Clara Development for property located at 845-
885, and 1315 Elam Avenue:
A.
A General Plan Amendment (GP 95-01) to change the land use
designation of 845-885 San Tomas Aquino from Commercial to Low-
Medium Density Residential (6-13 units per gross aae).
A zone change (ZC 95-01) to rezone 845-885 San Tomas Aquino from C-
1-5 (Neighborhood Commeråal) to PD (Planned Development) and
1315 Elam Avenue from R-M-S (Multi-Family Residential) to PD
(Planned Development).
B.
c
A Tentative Subdivision Map (TS 95-01) to create 26 lots.
Planned Development Permit PD (95-01) to construct 26 units.
D.
STAFF RECOMMENDATION
That the Planning Commission take the follow actions:
1.
Recommend that the City Council grant a mitigated negative
declaration for the project.
Recommend that the City Counål adopt an ordinance approving GP
95-01.
Recommend that the City Counå1 adopt an ordinance approving ZC
95-01. -
Recommend that the City Counå1 adopt an ordinance approving PD
95-01.
Recommend that the City Counå1 adopt a resolution approving 1'5 95-
01.
2
3.
4.
5.
R
In accordance with CEQA, the City, conducted an Initial Study for this project.
The results of the study determined that no significant impacts would be
created as a result of the proposed project with implementation of specific
mitigation measures. Based on the information provided in the
environmental assessment, staff recommends that the Planning Commission
adopt the mitigated Negative Declaration prepared for this project.
- >- .. >.
. .. - -.--.---
Staff Report - GP 95-01, ZC 95-01, 15 95-01 . PD 95-01
Pa~ -2-
AprD 25, 1995
PROJECT DATA
Net Lot Area:
Gross Lot Area:
Number of UnUs
Units per gross acre
Lot Coverage:
Landscape Coverage:
Paving Coverage:
Parking
Required:
Provided:
~
Living Area:
Garage Area:
Total Area:
Number of Units
DISCUSSION
2.73aaes
2.77
26
9.12
31%
48%
21%
91 spaces (3.5 spaces per unit)
96 spaces
-L
1,430
400
1 ,830
11
-L
1,744
400
2,144
7
-'-
1,950
400
2,350
10
The site is located at the comer of San Tomas Aquino Road and Elam
Avenue. The applicant is proposing to redevelop an existing shopping center
(845-885 San TQmas Aquino Road) and one lot on E1am Avenue (1315 E1am
Avenue). The applicant's proposal is to redevelop the site with a 26 unit,
low-medium density (6-13 units per gross aae) residential development.
ANALYSIS
General Plan and Zoning Consistency
General Plan
The applicant is requesting a general plan amendment to change the
land use designation of the commercial center (845-885 San Tomas
Aquino Road) from commercial to low-medium density residential (6-
13 units per gross acre). The lot at 1315 Elam (lot 1) is already
designated low-medium density residential. .
A.
Staff Report - GP 95-01, ZC 95-01, 1'5 95-01 6: PO 95-01
Pa~ -3-
Aprt1 25, t 995
B.
c
Land uses surrounding the site are shown below:
North:
South:
Medium Density Residential (14-20 units per gross acre).
Commercial and Single Family Residential Oess than six
wrlts per gross aae).
Low-Medium Density Residential (6-13 units per gross
aae).
Low-Medium Density Residential (6-13 units per gross
acre) and CommerciaL
West:
East:
D.
The San Tomas Area Neighborhood Plan (STANP) includes criteria for
General Plan Amendments. The criteria states that the proposed
general plan designation should be at least the predominant general
plan designation of parcels surrounding the site. In situations where
no general plan designation is predominate the Planning Commission
and City Council shall determine the appropriate designation based
upon land use factors speåfic to the site. The criteria also states that
with the exception of parcels along Winchester Boulevard, no general
plan amendment should exceed the low-medium density classification
of 6-13 units per acre.
The proposed low-medium density designation is consistent with the
criteria contained in STANP. The proposed density of 6-13 units per
acre is less intensive than the existing commercial use on the site and
provides a good transition from the more intensive residential
development to the north and east of the site, and the single family
residential located further south on San Tomas Aquino and west on
Elam Avenue.
The loss. of commercial to the surrounding neighborhood is also a
consideration when determining the appropriateness of the General
Plan Amendment. Generally, it is desirable to have commercial uses
within walking distances of residential neighborhoods. However,
there are additional commercial1and uses immediately adjacent to the
site which serve the neighborhood. The remaining commercial activity
is suffiåent to serve the neighborhood and will Ulcely become more
viable with the reduction in competing commer.åal uses.
~
E.
The applicant is requesting that the site be zoned PD (planned Development).
PD is the only zoning designation that permits ownership projects in the
proposed density range. Conventional zoning would not allow the site to be
.., ,,'-m__-_-'" - - ._-,---,-
t.
Staff Report - GP 95-01, ZC 95-01, 15 95-01 &: PC 95-01
Page -4-
AprD 25, 1995
subdivided, limiting the development to a rental project.
Design
~
A.
B.
The applicant is proposing a 26 unit "small-lot" single family
development. This type of development is a hybrid between a
townhouse development and traditional single family homes. Lot
sizes range from 3,200 square feet to 5,800 square feet with an average
lot size of approximately 3,900 square feet. Only four of the lots are less
than 3,500 square feet. The proposed density is consistent with the
density range for a townhouse development. However, unlike
townhomes, the units are detached like a single family home
development.
The propo.sed density of 9.12 units per acre would be considered in the
low to mid range for a townhouse development. This type of
development also provides larger lots than typical townhouse
developments and more open space than is typically provided in this
density range. Proposed open space ranges hom 700 square to 1,500
square feet per unit. The building coverage is also less than a typical
townhouse development.
B.
The units that front along San Tomas Aquino Road and Elam Avenue
are oriented toward those streets. The intent is to integrate new
developments with the surrounding neighborhood and avoid inward
orientated developments with long blank walls along the street. This
is consistent with criteria contained in the STANP for low-medium
density projects.
c
Another important consideration in the design of the subdivision was
the depth of lots one through three along E1am Avenue. The larger lot
depth creates a significant separation between the units along Bam
Avenue and the units on the interior of the development. This
separatio~ respects the existing pattern along E1am Avenue and aids in
integrating the development with the single family homes south and
west of the site.
Unit Desi ßI\
A.
The applicant has submitted three home designs, ranging is size from
approximately 1,800 square feet to 2,350 square feet. Each plan has a
-,
Staff Report - GP 95-01, ZC 95-01, 1'5 95-01 It PD 95-01
PaRe -5-
AprØ 25, 1995
B.
parkins
A.
B.
Traffic
standard and alternate front elevation resulting in six possible front.
elevations. Variation Is accomplished by providing changes In the
front entry treatment, windows and materials.
The architectural style of the homes are reminiscent of Craftsman
design. Low-pitched gable and hipped roofs, front porches, wood or
shingle siding, decorative beams, and window boxes are some the
identifying features of Craftsman style homes. These features are
commonly found on homes In the San Tomas Area. The home
designs are complementary to existing homes in the area and are
compatible with the sunounding area.
Low-medium density developments requires 3.5 spaces per unit. Based
on 26 units, the development would require 91 spaces.
A total of 96 spaces are provided. Each unit provides two covered
spaces with most of the units providing an additional two uncovered
spaces in the driveway. Driveways less than 18 feet long were not
counted toward on-site parking. Four additional spaces are provided
along the main interior road. Parking is also permitted on one side of
the main. interior street.
A.
A typical retail/office building generates approximately 40 trips per
1,000 square feet (ITE Trip Generation) per day and 4.9 trips per 1,000
square feet during the p.m. peak hour. Based on a floor area of 18,000
square foot a typical center would generate 720 trips per day and 88
dwing the p.m. peak hour. However, the center generates less traffic
than a typical retail center.
The applicant Is proposing 26 units on the site. According the ITE Trip
Generation Manual single family homes generate 10 trips per home
and one trip per home during the peak hour. San Tomas Aquino
Road, Eam Avenue and other streets in the vicinity have suffiåent
capaåty to handle traffic generated by this development.
B.
~
A.
Access t~ the site from San Tomas Aquino Road is acquired via a
Private Local Access street as called out in the STANP. The design
Staff Report - GP 95-01, ZC 95-01, 15 95-01 It PD 95-01
Pa~ -6-
AprD 25, 1995
B.
c
standards for a private local access stTeets include a stTeet width of 27
feet with parking permitted on one side of the street.
The applicant is requesting that the stTeet width at the entry to the site
be reduced to 24 feet. Providing a stTeet width of 27 feet would result in
setbacks of less than five feet to the homes on lots 9 and 25. The
applicant would 1i1ce to maintain a five buffer from the units to the
road. A five foot setback to the property line is also required to meet
building èode requirements.
Section 20.36.090 of the Campbell Muniåpal Code "Width of StTeets
and HighwaysN allows the Planning Commission to approve reduced
stTeet widths. Reduång the stTeet width would result in elimination of
the on-street parking along this portion of the site. This parking was
not counted toward the required on-site parking and is not needed to
meet the 'parking requirement for the site. Staff supports the reduction
in the street width along this portion of the site.
A.
The STANP contains poliåes for low-medium density developments.
Included in the poliåes is aiteria that buildings be setback 15 feet &om
adjacent parcels. When the STANP was drafted it was antiåpated that
low-medium density developments would consist of attached units,
(buildings containing three to five units). The setback requirement was
intended to provide a buffer between existing single family homes and
new townhouse developments.
B.
Several of the lots in the proposed development do not provide the 15
foot buffer. The Gty Counål can approve a lesser setback upon finding
that the lesser setback meets the intent of the policy. The increased
setback requirement was not intended for a detached development
such as this proposal. Staff supports the applicants request.
The Site and Architectural Review Committee reviewed this propo:;al at Irs
meeting of April 13, 1995. The Committee recommends approval of the
proposed site design subject to providing curbs in the interior of the site and
that driveway lengths be greater than 18 feet or less than 10 feet.
Staff Report - GP ~1, ZC ~1, 15 9S-O1 1£ PD 95-01
Pa~ -7-
Attachments
1. Recommended Findings
2. Recommended Conditions of Approval
3. Initial Study
4. Location Map
5. Project Plans
Prepared by:
t? /- .7H"
Curtis Banks, AIŒ
Planner n
Darryl J
Senior Planner
AprD 25, t 99S
Attachment No.8
CITY OF CAMPBELL
CALIFORNIA ENVIRONMENTAL QUALITY Acr (CEQA)
INI11AL STUDY
L
DESCUPI10N OF PROJECT
1.
Cenera1 Plan Amendment (GP 95-01) to change the Land Use DesIgnation of the site
from Commercial to Low-Medium Density Residential (6-13 units per gross 1Iae).
Zone Change (ZC 95-01) to rezone the site from C-I-S (Neighborhood Commercial)
to PD (Planned Development).
2.
3.
4.
Tentative Subdivision Map (TS 95-01) to create 26 Jots.
Planned Development Pemút (PI) 95-01) to c:onstrud 26 homes.
This Initial Study shall document the evaluation required by CEQA. It will include a
findings as to whether or not the proposed project would have. significant impad on the
environment.
A. Project Address:
~ San Tomas Aquino Road
B. Application Numbers
1.
2.
3.
5.
GP 95-01
ZC 95-01
TS 95-01
PD 95-01
C Lead Agency Name and Address:
City of èampbell
Conununity Development Department
70 North First Street
Campbell, CA 95008
D. Contact Person and Phone Number.
Curtis Banks, Planner ß (408) 866-2140
E. Project Sponsor's Name and Address:
Mark Robson, Santa Oara Development Company
1978 The AJameda
San Jose, CA 95126
1
F. General Plan Designation and Zoning
Zoning:
C-1-S, Neighborhood Commercial
~
Low-Medium Density
Residential (~t3 units per
sn- 8a'e)
Planned Development
Existinl
General Plan: Commen:ial
G. Location of Project
The project is located on the comer of San Tomas Aquino Road and EIam Ave.
Adjacent land uses consist of Medium Density residential to the north and westrlow-
medium density to the east and west. and commercial and low-density residential to
the south.
2
m. RESPONSES TO ENVIRONMENT At CHECKLIST
The following explanations are keyed to the letter of the item contained
in the Environmental Checldisl
A. Land Use and Planning
General Plan aNI ZoDlDg. With the exception of one parcel on E1am A venue, the
subject site is designated Commercial by the General Plan and is zoned C-t-S
<Neighborhood Commercial). The parcel on Elam Avenue is designated low-
medium density residential (6-13 unit per aae), and is zoned R-M-S (multi-famI1y
residential). The proposed General Plan Amendment and Zone Change is
compatible with the surrounding area and the San Tomas Area Neighborhood Plan.
No mitigation is required.
C Geophysical
Exposure to Fault Rupture, GrouDc1 ShaJdD¡ or Llque&dion. The City of Campbell is
located within the San Frandsco Bay Area, which is one of the most 8eism1cally
active regions in the United States. The San Andreas and the Hayward faults are
the two major fault zones that affect the Campbell area.
The Relative Seismic Stability of areas in Campbell have been Identified In a
report prepared by the California Division of Mines in cooperation with Santa
Clara County titled, "'Potential SeismIc Hazards In Santa Clara County"'. The
Seismic Safety Element of the Campbell General Plan Identifies the relative
seismic 'stability for the Campbell Area. The project site is located in an area
designated to include low to moderate potential for liquefaction.
The state buiJding code includes requirements for seismic safety, thus no additional
mitigation measures are necessary.
n Watel
Change In Absorption Rates and Drainage Pattems. Currently building coverage
and paving cover approximately 51., of the site. Overall, the amount of buiJding
coverage and paving will remain unchanged. However, the proposed development
could alter existing drainage patterns. To ensure that adequate drainage is
provided, the mitigation measure below has been Identified.
Miti~ation
. The applicant shaD submit a final drainage plan to the PubUc Works
Department prior to the approval of building pemúts.
Air Quality
E.
The project may create a short-term lnaease In wIrid erosion of IOU and dust
emissio~ during construction of the project. The Bay Area Air Quality Management
District estimates that implementation of the following mitigation measures can
8
reduce soU and dust emissions by ~.
Mitiption Measures
.
The developer shall water aU exposed or disturbed soU surfaces u œœssary
to control dust. not less than twice daDy.
Areas of digging and grading operations shall be œnslstently watered to
mntrol dust.
Grading or other dust-producing activities tha11 be suspended during periods of
high wind when dust is readily visible in the air.
Stockpiles of son, debris, sand, or other dust-producing materials shall be
watered or covered.
The œnstruction area and the surrounding streets sha1l be swept daily.
The speed of all vehicles on-site shaD be limited to 15 mDes per hour.
.
.
.
.
.
F. Transportation
Traffic Congestion. A typical retail¡office building generates approximately 40
trips per 1,000 square feet (ITE Trip Generation) per day and 4.9 trips per 1,000
square feet during the pm. peak hour. Based on a floor area of 18,000 øquare foot a
typical center would generate 720 trips per day and 88 during the peak hour.
However, due to the low intensity of the uses in the center the existing traffic being
generated by the center is less than a typical retan center.
The applicant is proposing 26 urots on the site. According the 1TE Trip Generation
Manual single family homes generate 10 trips per home and one trip per home during
the peak hour. According this project would generate 26 trips during the p.m. peak
hour and a total of 260 trips per day. Residential developent generates less traffic
than a retan center. San Tomas Aquino Road, EIam Avenue and other streets in the
vicinity have sufficient capacity to handle traffic generated by this development.
No mitigation measures are necessary.
J.
Noise
Construction Noise. During construction some disturbance to the people in the
vicinity of the site is inevitable. Construction will require the use of equipment such
as bulldozers, concrete mixers, and backhoes, etc. In addition, trucks wi11 be
delivering gravel, concrete, lumber, and other materials. The operation of such
equipment will generate noise above the existing ambient levels in the site vicinity.
Occasional disturbance to existing residents œuld occur.
Miti;ation
. Construction activities shall be limited to 8 a.m. to 5 p.m., Monday through
Friday and 9 a.m. To 4 p.D\. on Saturdays. No construction activities shaD take
pJac;e on Sunday's or holiday's.
9
IV. MANDATORY FINDINGS OF SIGNIFICANCE
A.
As discussed above, these projects do not have the potential to significantly degrade the
quality of the environment, including effects on animals or plants, or to eliminate historic or
prehistoric sites.
As discussed above, both short-term and long-term environmental effects 8IIOåated with
these projects wiD be less than significant.
B.
c.
When impacts associated with these projects are mnsidered 110ne or in mmbination with
other impacts, they are not insignificant.
D.
The above discussions do not Identify any substantial adverse impacts to people u a result
of these projects.
v. DETERM~NA TlON
- The proposed projects COULD Nor have a significant effect on the environment, and
a NEGATIVE DECLARATION is hereby adopted.
-1L Although the projects, u proposed, could have had a significant effect on the
environment, there wiD not be a significant effect in this case because mitigation
measures have been added to the project, and, therefore, a MITIGATED NEGATIVE
DECLARATION is hereby adopted.
- The proposed projects MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPAcr REPORT is required.
/~~ ~ <I/r~
For Steve Piaseclå, Date
Community Development Director
10