PD - 2006
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CITY OF CAMPBELL
May 31, 2006
Community Development Department
Marguerite Kirkorian, Trustee
1630 W. Campbell Avenue
Campbell, CA 95008
Re:
Building Permit Numbers:
BLD 2006-536 - 159 Fulton Street
BLD 2006-537 -157 Fulton Street
BLD2006-540 - 153 Fulton Street
BLD 2006-539 - 151 Fulton Street
BLD 2006-541-155 Fulton Street
BLD 2006-534 -1865 Bucknall Rd.
BLD 2006-535 -1863 Bucknall Rd.
BLD 2006-529 -1859 Bucknall Rd.
Dear Applicant:
The Planning Division has reviewed your building permit submittal for the construction of
eight single-family homes on the referenced properties in light of the Planned
Development Permit approval and City Council Resolution No. 10603. The following
issues need to be addressed prior to a clearance from the Planning Division for the
issuance of a building permit:
1. Landscape Plan: The applicant shall submit four sets of a final landscape and irrigation
plan to the Planning Division, prior to the issuance of building permits, for review and
approval by the Community Development Director. The landscape and irrigation plan
shall substantially conform with the approved conceptual landscape plan and the
City's Water Efficient Landscaping Standards (WELS) and shall include the following
changes:
a. All new street trees in front landscape areas and along the street shall be twenty-
four inch box sizes. All other new trees shall be minimum 15 gallon.
b. The applicant shall provide decorative pavement (e.g. pavers or brick) within
driveway aprons. The design, materials and color to be used for the decorative
pavement shall be reviewed and approved by the Community Development
Director.
2. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.18.050
of the Campbell Municipal Code and the approved site plan and shall be reviewed and
approved by the Community Development Director prior to issuance of any building
permits for the project. The fencing plan shall include the following:
70 North First Street . CampbelJ, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
Building Permits for PLN20l~ 85 -1859 Bucknall Rd. & 145 Fulton
Page 2 of2
a. Details of the decorative picket fences;
b. Details of wood fencing along the development perimeter and within the
development.
3. Color Samples Building Elevations, Details and Colors: The applicant shall submit
detailed building elevations and exhibits depicting architectural details. Detailed
elevations and exhibits shall be reviewed by and approved by the Community
Development Director prior to the issuance of building permits. Project details include,
but are not limited to, the following:
a. Specifications for the colors and materials of the building and architectural details.
4. Recorded Map: The Planned Development Permit approval is contingent upon
recordation of the Final Subdivision Map to divide the subject property. The Final
Subdivision Map shall be recorded prior to the issuance of building permit.
5. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
issuance of building permits of PG&E transformers and San Jose Water Company back-
flow preventers, indicating the location of the facilities and screening (if the facilities
are above ground) for approval by the Community Development Director. A utility
plan shall be submitted for review and approval of the Community Development
Director, prior to the issuance of Building Permits.
6. Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street
prior to the issuance of grading or building permits.
Thank you for the opportunity to review these plans. If you have any questions regarding
these comments, please do not hesitate to contact me at (408) 866-2144 or by email at
timh@cityofcampbell.com.
s;r:J\ty
Tim J. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
Jackie c. Young Lind, AICP, Senior Planner
Ward Young Architects & Planning, 3435 Mt. Diablo Blvd, Suite 200, Lafayette, CA 94549
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CITY OF CAMPBELL
Community Development Department
May 9, 2006
Mr. Dan Brodnik
Kentwood Homes, LLC
1630 West Campbell Avenue
Campbell, CA 95008
Re: 1859 Buelmall Rd. & 145 Fulton Street
Draft CC&R's
Dear Mr. Brodnik:
The City Attorney and Planning Staffhave reviewed the draft CC& R's in regards to compliance
with the conditions of approval (COA) and has the following comments and required changes:
1. CC& R's:
1) Declaration, page 1: Insert Tract Map information.
2) Article I, page 3: Insert Tract Map information.
3) Article II, page 4: Insert Tract Map information.
4) Article IV, Section 1, page 7: Re-word - awkward. The Association is repairing, etc. the
improvements within the easements, not the easements themselves.
5) Article IV, Section 2, page 7: This section does not recognize COA 4.a, 4.c, 4.d, or 4.e
which requires joint maintenance of certain landscaping, fencing, irrigation and paving.
6) Article IV, Section 9, page 10: Note that "new rules" adopted shall comply with City's
approval of the project.
7) Article VIII, Section 1, page 24: Strike "if applicable" from reference to City of
Campbell's approval.
8) Article X, Section 2 add: Add to Article X, Section 2: Notwithstanding anything
contained in this section, the covenants and restrictions of this Declaration shall not be
terminated or changed in any manner that is inconsistent with Conditions of Approval on
the approval of this project by the City of Campbell unless and until the City of Campbell
has given its approval of the termination or change.
II. By-Laws:
1) Article VIII, page 25: Note that "amendments" adopted shall comply with City's
approval of the project.
A copy of the Conditions of Approval per City Council Resolution No. 10603 has been
enclosed.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
~,- -
C,C & R's Review 1859 B- naIl Rd. and 145 Fulton Street
Page 2
If you have any questions, please contact me at (408) 866-2144 or via email at
timh@cityofcampbell.com.
Sincerely,
c(' ~\\y-
Tim 1. Haley
Associate Planner
End: City Council Resolution No. 10603
cc: Jackie Young Lind, Senior Planner
William Seligmann, City Attorney
!\-.
MEMORANDUM
RECEA\"i" .
FEB 1 0 20De
CAMPBEll POUCt Ulfl.
From:
im Haley
sociate Planner, Community Development Dept.
To:
Date:
Subject:
General Plan Amendment and Zone Change -1859 Buckna11 Road and
145 Fulton Street
At the regular meeting of February 7, 2006, the City Council adopted the following
Ordinances:
Ordinance No. 2066 approving a General Plan Amendment and Ordinance No. 2067
approving a Zone Change for property located at 1859 Bucknall Road and 145 Fulton
Street.
Both Ordinances will become effective thirty days from the date of adoption and will be
published in the Campbell Express on February 15, 2006.
A certified copy of the above numbered Ordinances is attached for your records,
together with a copy of the letter written to the applicant in follow up to the City
Council's action.
Attachment:
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CITY OF CAMPBELL
City Clerk's Office
February 8, 2006
Mr. Mike Mussano
Ward-Young Architecture and Planning
3435 Mt. Diablo Blvd., #200
Lafayette, CA 94549
Dear Mr. Mussano:
At the regular meeting of February 7, 2006, the Campbell City Council gave second
reading to, and thereby formally adopted, the following Ordinances:
Ordinance No. 2066 approving an amendment of the Land Use Element of the General
Plan changing the land use designation on property, owned by Kirkorian Enterprises,
LLC, located at 1859 Bucknall Road from Neighborhood Commercial to Low-Medium
Density Residential and property located at 145 Fulton Street from Medium Density
Residential to Low-Medium Density Residential; and
Ordinance No. 2067 approving a Zone Change from R-2-S (Multiple Family Residential)
to P-D (planned Development) for property located at 145 Fulton Street and from C-I-S
(Neighborhood Commercial) to P-D (planned Development) for property located at 1859
Bucknall Road.
Please find a certified copy of both Ordinances attached for your records. It should be
noted that the Ordinances will become effective 30 days from the date of formal adoption.
Please note that the time within which judicial review of this action must be sought is
governed by Section 1094.6 of the California Code of Civil Procedure, unless another
statute (such as California Government Code Section 65009 or some other applicable
provision of law) sets forth a more specific time period.
Continued ...
70 North First Street. CampbeIl, California 95008-1436 ' TEL 408.866.2117 . FAX 408.374.6889 ' TOO 408.866.2790
Page 2 continued
1859 Bucknall Road and 145 Fulton Street
Should you have any questions in regard to the City Council's action, please do not
hesitate to contact this office (866-2117) or Tim Haley, Associate Planner, Community
Development Department.
Sincerely,
Attachments:
cc. Dan Brodnick, Kirkorian Enterprises LLC, 1630 W. Campbell Ave., Campbell
Tim Haley, Associate Planner, Community Development Department
ORDINANCE NO.
2066
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING AN AMENDMENT OF THE LAND USE
ELEMENT OF THE GENERAL PLAN (PLN2005-06) CHANGING THE
LAND USE DESIGNATION ON PROPERTY OWNED BY KIRKORIAN
ENTERPRISES, LLC, LOCATED AT 1859 BUCKNALL ROAD FROM
NEIGHBORHOOD COMMERCIAL TO LOW-MEDIUM DENSITY
RESIDENTIAL AND PROPERTY AT 145 FULTON STREET FROM
MEDIUM DENSITY RESIDENTIAL TO LOW-MEDIUM DENSITY
RESIDENTIAL. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING.
FILE NO. PLN2005-06.
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 is hereby changed and amended by adopting the attached Exhibit A, entitled
Map of Said Property, as per the application of Mr. Mike Mussano, on behalf of Ward-
Young Architecture and Planning, for property owned by Kirkorian Enterprises, LLC,
located at 1859 Bucknall Road from Neighborhood Commercial to Low-Medium
Density Residential and property at 145 Fulton Street from Medium Density Residential
to Low-Medium Density Residential.
SECTION TWO: This ordinance shall become effective thirty (30) days following its
passage and adoption shall be published once within fifteen (15) days upon passage
and adoption in the Campbell Express, a newspaper of general circulation in the City of
Campbell, County of Santa Clara, State of California.
PASSED AND ADOPTED this 7th
roll call vote:
day of February
,2006, by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
ATTEST:
APPROVED: !1~~
J~nette Watson, Mayor
Anne Bybee, City Clerk
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Tl'\E FOREGOING ~~~F'~~':Tl'\E OfIIGINAL
coRRECi vV'
AND l.E IN TliIS Oi'FlCE. ~ aN
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EST: ANNE B QRNIA
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General Plan Amendment
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General Plan Amendment
145 Fulton Street
From Medium Density Residential
to Low-Medium Density Residential
1859 Bucknall Road
From Neighborhood Commercial
to Low-Medium Density Residential
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Location Map - 1859 Bucknall Rd. and 145 Fulton
General Plan AmendmenUZone Change/Planned Development Permit! Tentative Subdivision Map
8 Single-family homes
Legend
- City Limits
- Parcel Lines
ORDINANCE NO.
2067
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A ZONING CLASSIFICATION CHANGE
(PLN2005-88) FROM R-2-S (MULTIPLE FAMILY RESIDENTIAL) TO P-D
(PLANNED DEVELOPMENT FOR PROPERTY LOCATED AT 145
FULTON STREET AND FROM C-1-S (NEIGHBORHOOD
COMMERCIAL) TO P-D (PLANNED DEVELOPMENT) FOR PROPRETY
LOCATED AT 1859 BUCKNALL ROAD OWNED BY KIRKORIAN
ENTERPRISES, LLC. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING. FILE
NO.: PLN2005-88.
The City Council of the City of Campbell does ordain as follows:
SECTION 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 Property, as per the
application of Mr. Mike Mussano, on behalf of Ward-Young Architecture and Planning,
for approval of a Zoning Classification Change (PLN2005-88) from R-2-S (Multiple
Family Residential) to P-D (Planned Development) for property located at 145 Fulton
Street and from C-1-S (Neighborhood Commercial) to P-D (Planned Development) for
property located at 1859 Bucknall Road.
SECTION TWO: This ordinance shall become effective thirty (30) days following its
passage and adoption shall be published once within fifteen (15) days upon passage
and adoption in the Campbell Express, a newspaper of general circulation in the City of
Campbell, County of Santa Clara, State of California.
PASSED AND ADOPTED this 7th day of
roll call vote:
February , 2006, by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
ArrEST:
ENT IS A TRUe
THE FOREGOING ~~~ THE ()RlGlNAL
Anne Bybee, City Clerk hND CORRECT fFlcE.
eN FiLE IN THIS 0 ~ CfTY CLEf'K. art
n",S1: ANNE 6 fORNIA
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From R-2-S (Multiple Family Residential)
to P-D (Planned Development)
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Zoning Classification Change
1859 Buckn~l Road
From C-1-S (Neighborhood Commercial}
to P-D (Planned Development)
Zoning Classification Change
145 Fulton Street
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General Plan AmendmenUZone Change/Planned Development Permit! Tentative Subdivision Map
8 Single-family homes
Legend
_ City Limits
- Parcel Lines
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City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
Transmittal
To:
Distribution
Tim Haley, Associate Plann~
Date: January 25,2006
From:
Subject: Project Approval
1589 Bucknall Rd.ll45 Fulton Street
Please find attached City Council Resolutions Nos.l 0602, 10603 and 10604 approving an eight unit
residential development on the subject properties.
If you should have any questions regarding this project approval, please do not hesitate to contact me at
866-2144.
Distribution: Bill Bruckart, Building Official
Ed Arango, Associate Engineer
Ryan Rucker, Santa Clara County Fire Department
-,
M/S: Kennedy/Furtado - to approve the Consent Calendar. Motion adopted by
the following roll call vote:
AYES: Councilmembers: Kennedy, Hernandez, Burr, Furtado, Watson
NOES: Councilmembers: None
ORAL REQUESTS
Cameron Colson, 15231 Herring Avenue, appeared before the City Council and spoke
regarding new technology related to weed control/pesticide use and storm drains.
Mayor Watson referred to staff.
Dennis Kine, 305 E. Empire Street, appeared before the City Council and spoke
regarding new technology related to weed control/pesticide use and storm drains.
Mayor Water referred to staff.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
8. Application of Mr. Mike Mussano on behalf of Ward-Young Architecture and
Planning, for a General Plan Amendment (PLN 2005-060 from
Neighborhood Commercial to Low-Medium Density Residential and from
Medium-Density Residential to Low-medium Density Residential; Zone
Change (PLN 2005-88) from C-1-S (Neighborhood Commercial) and R-2-S
(Multiple Family Residential) to PD (Planned Development); a Planned
Development Permit (PLN 2005-89) to allow the construction of eight small-
lot single family residences and a Tentative Subdivision Map (PLN 2005-90)
to allow the creation of eight lots on property owned by Kirkorian
Enterprises, LLC, located at 1859 Bucknall Road and 145 Fulton Avenue in
a C-1-S (Neighborhood Commercial) and R-2-S (Multiple Family Residential)
Zoning District (Introduction of Ordinances/Resolutions/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Mr.
Mike Mussano on behalf of Ward-Young Architecture and Planning, for a
General Plan Amendment (PLN 2005-060 from Neighborhood Commercial to
Low-Medium Density Residentia'l and from Medium-Density Residential to Low-
medium Density Residential; Zone Change (PLN 2005-88) from C-1-S
(Neighborhood Commercial) and R-2-S (Multiple Family Residential) to PO
(Planned Development); a Planned Development Permit (PLN 2005-89) to allow
the construction of eight small-lot single family residences and a Tentative
Subdivision Map (PLN 2005-90) to allow the creation of eight lots on property
owned by Kirkorian Enterprises, LLC, located at 1859 Bucknall Road and 145
Fulton Street in a C-1-S (Neighborhood Commercial) and R-2-S (Multiple Family
Residential) Zoning District.
Minutes of 1/17/2006 City Council Meeting
3
--.
Community Development Director Fierro - Staff Report dated January 17, 2006.
Mayor Watson declared the public hearing open and asked if anyone in the
audience wished to be heard.
Tim Ward, Architect and Applicant's representative, appeared before the City
Council and spoke in support of the project.
Dan Brodnick, Applicant, appeared before the City Council and spoke in support
of the project. Mr. Srodnick stated he would like to propose an unincorporated
homeowners association in lieu of the Code requirement for an incorporated
homeowners association.
John Kirkorian, 1630 Campbell Avenue, Campbell, appeared before the City
Council and spoke in support of an unincorporated homeowners association
which essentially will meet the same requirements of a formal homeowners
association.
Discussion followed regarding the requirement to establish a homeowners
association. City Attorney Seligmann stated that formation of a homeowners
association is a Municipal Code requirement and is the only adequate
enforcement mechanism to ensure proper upkeep and maintenance of the
development.
There being no one else wishing to be heard, Mayor Watson closed the public
hearing.
Following discussion, M/S: Kennedy/Furtado - that the City Council adopt
Resolution 10602 approving a Mitigated Negative Declaration for a
residential development project located at 1859 Bucknall Road and 145
Fulton Street and incorporating Findings;
Introduce Ordinance 2066 approving an Amendment to the land use
element of the General Plan (PLN2005-06) changing the land use
designation on property owned by Kirkorian Enterprises, LLC located at
1859 Bucknall Road from Neighborhood Commercial to Low-medium
Density Residential and property at 145 Fulton Street from Medium Density
Residential to Low-medium Density Residential for first reading;
Introduce Ordinance 2067 approving a Zone Change (PLN2005-88) from R-
2-S (Multiple Family Residential) to PD (Planned Development) for property
located at 145 Fulton Street and from C-1-S (Neighborhood Commercial) to
PO (Planned Development) for property located at 1859 Bucknall Road for
first reading;
Adopt Resolution 10603 approving a Planned Development Permit
((PLN2005-89) to allow the construction of eight small-lot single-family
residences on property owned by Kirkorian Enterprises, LLC located at
1859 Bucknall Road and 145 Fulton Street in a C-1-S (Neighborhood
Commercial) and R-2-S (Multiple Family Residential) Zoning District,
Minutes of 1/17/2006 City Council Meeting 4
--..
incorporating Findings and subject to Conditions of Approval including
formation of a homeowners association to ensure the long-term
maintenance of the project; and
Adopt Resolution 10604 approving a Tentative Subdivision Map (PLN2005-
90) to create eight residential lots on property owned by Kirkorian
Enterprises, LLC located at 1859 Bucknall Road and 145 Fulton Street in a
C-1-S (Neighborhood Commercial) and R-2-S (Multiple Family Residential)
Zoning Districts, incorporating Findings and subject to Conditions of
Approval including formation of a homeowners association to ensure the
long-term maintenance of the project. Motion adopted by the following roll
call vote:
AYES: Councilmembers: Kennedy, Hernandez, Burr, Furtado, Watson
NOES: Councilmembers: None
The City Clerk read the titles of Ordinance Nos. 2066 and 2067.
M/S: Furtado/Kennedy - that further reading of Ordinance Nos. 2066 and
2067 be waived. Motion adopted unanimously.
8. Application of Mr. Craig Almeleh, on behalf of Architectural Technologies,
Inc. for a Zone Change (PLN 2005-125) from M-1-S (Light Industrial) to C-PD
(Condominium Planned Development); a Planned Development Permit
(PLN 2005-126) to allow the conversion of four approved
commercial/industrial buildings into 46 commercial/industrial
condominium units and a Tentative Parcel Map (PLN 2005-127) for four lots
for condominium purposes on property owned by Mr. James Chalmers
located at 700-750 E. McGlincy Avenue in an M-1-S (Light Industrial) Zoning
District (Introduction of Ordinances/Resolutions/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Mr.
Craig Almeleh, on behalf of Architectural Technologies, Inc. for a Zone Change
(PLN 2005-125) from M-1-S (Light Industrial) to C-PD (Condominium Planned
Development); a Planned Development Permit (PLN 2005-126) to allow the
conversion of four approved commercial/industrial buildings into 46
commerciallindustrial condominium units and a Tentative Parcel Map' (PLN
2005-127) for four lots for condominium purposes on property owned by Mr.
James Chalmers located at 700-750 E. McGlincy Avenue in an M-1-S (Light
Industrial) Zoning District.
Planner I Willsey - Staff Report dated January 17, 2006.
Mayor Watson declared the public hearing open and asked if anyone in the
audience wished to be heard.
Minutes of 1/17/2006 City Council Meeting
5
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CITY OF CAMPBELL
City Clerk's Office
January 19, 2006
Mr. Mike Mussano
W ard- Young Architecture and Planning
3435 Mt. Diablo Blvd., #200
Lafayette, CA 94549
Dear Mr. Mussano:
At the regular meeting of January 17, 2006 the Campbell City Council held a public
hearing to consider your application, on behalf of Ward-Young Architecture and Planning,
for a general Plan Amendment; a Zone Change; a Planned Development Permit; and a
Tentative Subdivision Map for property owned by Kirkorian Enterprises, LLC located at
1859 Bucknall Road and 145 Fulton Street, Campbell, CA 95008.
After hearing public testimony, and following City Council discussion and deliberation, the
City Council took the following action:
1. Adopted Resolution No. 10602 adopting a Mitigated Negative Declaration for a
residential development project located at 1859 Bucknall Road and 145 Fulton Street;
2. Gave fIrst reading to Ordinance No. 2066 approving an Amendment to the Land Use
Element of the General Plan (pLN 2005-06) changing the land use designation on
property owned by Kirkorian Enterprises, LLC, located at 1859 Bucknall Road from
Neighborhood Commercial to Low-Medium Density Residential and property at 145
Fulton Street from Medium Density Residential to Low-Medium Density Residential;
3. Gave fIrst reading to Ordinance No. 2067 approving a Zoning Classification Change
(PLN 2005-88) from R-2-S (Multiple Family Residential) to P-D (Planned
Development for property located at 145 Fulton Street, and from C-I-S
(Neighborhood Commercial) to P-D (planned Development) for property located at
1859 Bucknall Road, with both properties being owned by Kirkorian Enterprises,
LLC;
Continued ...
70 North First Street, Campbell, California 95008-1436 . TEL 408,866.2117 . FAX 408.374.6889 . TOO 408,866.2790
.-
-,
Page 2 ...
4. Adopted Resolution No. 10603 approving a Planned Development Permit (pLN 2005-
89) to allow the construction of eight small-lot single-family residences on property
owned by Kirkorian Enterprises, LLC, located at 1859 Bucknall Road and 145
Fulton Street in a C-I-S (Neighborhood Commercial) and R-2-S (Multiple Family
Residential) Zoning District respectively, incorporating Findings and subject to the
attached Conditions of Approval, including formation of a Homeowners Association to
ensure the long-term maintenance of the project; and
5. Adopted Resolution No. 10604 approving a Tentative Subdivision Map (pLN 2005-90)
to create eight residential lots on property owned by Kirkorian Enterprises, LLC
located at 1859 Bucknall Road and 145 Fulton Street in a C-I-S (Neighborhood
Commercial) and R-2-S (Multiple Family Residential) Zoning District respectively,
incorporating Findings and subject to the attached Conditions of Approval, including
formation of a Homeowners Association to ensure the long-term maintenance of the
project.
A certified copy of Resolution No. 10602, 10603 and 10604 is enclosed for your records.
Please note that second reading of Ordinance No. 2066 and Ordinance No. 2067 will be heard
at the regularly scheduled City Council meeting of February 7, 2006. You will receive a
certified copy of the above mentioned Ordinances at that time.
Please note that the time within which judicial review of this action must be sought is
governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute
(such as California Government Code Section 65009 or some other applicable provision of
law) sets forth a more specific time period.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (408) 866-2117, or Tim Haley, Associate Planner, Community
Development Department.
Sincerely,
'~/')
//;0//
tf:::e Bybee
City Clerk
Attachments:
cc. Dan Brodnick, Kirkorian Enterprises, LLC, 1630 W. Campbell Ave., Campbell
Tim Haley, Associate Planner
RESOLUTION NO. 10602
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING A MITIGATED NEGATIVE DECLARATION
FOR A RESIDENTIAL DEVELOPMENT PROJECT LOCATED AT
1859 BUCKNALL ROAD AND 145 FULTON STREET.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the City Council did
determine that the adoption of a Mitigated Negative Declaration is warranted.
The City Council finds as follows with regard to the Mitigated Negative Declaration:
1. An Initial Study has been prepared for this Project, which provides documentation for
the factual basis for concluding that a Mitigated Negative Declaration may be
adopted since no substantial evidence exists, in light of the whole record, that the
project may have a significant effect on the environment. The project consists of the
development of eight detached small lot single-family residences, and related
circulation and landscaping improvements.
2. A Trip Generation Analysis was prepared to evaluate the potential traffic impacts of
the project and found that the proposed project will not cause an increase in traffic
that is substantial in relation to the existing traffic load and capacity of the street
system. Given the minor number of projected trips, the project will not exceed, either
individually or cumulatively, a level of service standard established by the
Congestion Management Program for designated roads or highways.
3. A Mitigated Negative Declaration that describes the reasons that the Eight Unit
Housing Project will not have a significant effect on the environment and therefore
does not require the preparation of an Environmental Impact Report was prepared
pursuant to Section 15071 of the California Environmental Quality Act Guidelines.
4. There are no responsible agencies or trustee agencies responsible for resources
affected by this project.
5. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative
Declaration to the public via the Campbell Express and the County Clerk.
6. The City of Campbell provided a 20-day public review period of the Mitigated
Negative Declaration pursuant to Section 15073 of the California Environmental
Quality Act Guidelines. The 20-day public review period for the draft Mitigated
Negative Declaration was between November 9,2005 and November 29,2005. No
comments were received.
.-
City Council Resolution
1850 Bucknall Road & 145 Fulton Street - Adopting a Mitigated Negative Declaration
Page 2
7. The mitigation measures address potential short-term air quality impacts associated
with construction, paleontological or archaeological resources that might be
encountered during project construction, strong seismic ground shaking associated
with potential geologic conditions, and potential noise impacts during and project
construction. The mitigation measures are included as Conditions of Approval of the
Planned Development Permit and Tentative Subdivision Map.
8. The City Council hereby finds and determines that the Mitigated Negative
Declaration reflects the independent judgment of the City Council.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required Conditions of Approval, will have a significant adverse impact on the
environment.
2. The Custodian of the Record for this Mitigated Negative Declaration and Initial Study
is the City Clerk of the City of Campbell, located at 70 North First Street, Campbell,
California.
PASSED AND ADOPTED this 17th day of ,January , 2006, by the following roll
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
APPROVED:
ATTEST:
/2-~
Anne Bybee, City Clerk
rN1 IS Po TRUE
THE FOREGOING INSTFl~~C'.THE ORIG~
CORRECl roPy
~ FILE IN THIS oFfICE. CITY Q.fRK. CIif
. ANNE 6~.:.,a.
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RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2005-89) TO ALLOW THE CONSTRUCTION OF EIGHT SMALL-
LOT SINGLE-FAMILY RESIDENCES ON PROPERTY OWNED BY
KIRKORIAN ENTERPRICES, LLC, LOCATED AT 1859 BUCKNALL
ROAD AND 145 FULTON STREET IN A C-1-S (NEIGHBORHOOD
COMMERCIAL) AND R-2-S (MULTIPLE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING. FILE
NO. PLN2005-89.
10603
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows
with respect to application PLN2005-89:
1. The development of the proposed project will result in a use that is consistent with
proposed Low to Medium Density Residential General Plan land use designation.
2. The maximum density allowed under the General Plan is 13 units per gross acre.
The proposed project results in a density of 9.3 units per gross acre.
3. Small lot single-family developments in the City are required to be located within a
PO (Planned Development) Zoning District. The proposed project is consistent with
the PO Zoning District with the approval of a Planned Development Permit.
4. The project plans illustrate the construction of 8 residential units and related parking,
circulation and landscaping improvements. The proposed homes are two stories in
height.
5. The project consists of a 17,901 square-foot building of building area, with a building
coverage of 42%, landscaping coverage of 37% and paving coverage of 21 %.
6. The project has a Floor Area Ratio (FAR) of .68.
7. The project provides adequate parking through the provision of 31 parking spaces,
equivalent to 3.8 spaces per unit. Provisions are included in the C, C & R's that
require garage parking to remain available for parking.
8. Land uses surrounding the project site include four lexes to the north and the east,
and single-family uses to the south and the west.
9. The proposed project provides a total of 9,636 square feet of open space, equivalent
to an average of 1,204 square feet per unit.
-,
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 2
10. The design of the buildings is compatible with other recently approved residential
projects in the Low-Medium Density residential range and relates well with the
surrounding neighborhood. Buildings are well articulated and utilize high quality
building materials.
II. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of the
land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will 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.
4. The development will be compatible with the Zoning Code of the City.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2005-89) to allow the construction of eight small-lot single-
family residences on property owned by Kirkorian Enterprises, LLC, located at 1859
Bucknall Road & 145 Fulton Street.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 3
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
I. Approved Proiect: Approval is granted to construct an 8-unit residential development
on properties located at 1859 Bucknall Road and 145 Fulton Street. The building
design and site design shall substantially conform to the project exhibits listed below,
except as may be modified by the conditions of approval herein:
a. Project plans prepared by Ward Young Architect, dated October 7, 2005 and
November 16, 2005, including a grading and drainage plan, site plan, floor plans,
unit plans and building elevations consisting of 15 sheets.
b. Color/material board submitted by Ward Young Architects.
c. Conceptual Site Plan/Landscape Plan prepared by Ward Young Architects.
d. Tentative Subdivision Map prepared by Kenneth Nelson, RC.E., dated October
11, 2005.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two year period or the Planned Development Permit shall be
void.
3. Tentative Subdivision Map: The Planned Development Permit approval is
contingent upon recordation of the Final Subdivision Map to divide the subject
property. The Final Subdivision Map shall be recorded prior to the issuance of
building permits.
4. Covenants, Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
shared driveway(s), front yard landscaping, fencing and special paving.
b. Continued architectural controls to ensure the architectural integrity of the
project.
c. Definition of common landscape areas to be maintained and provision of
maintenance for these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape
areas and shared access facilities.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 4
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
5. Landscape Plan: The applicant shall submit four sets of a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with the approved conceptual landscape
plan and the City's Water Efficient Landscaping Standards (WELS) and shall include
the following changes:
a. All new street trees in front landscape areas and along the street shall be twenty-
four inch box sizes. All other new trees shall be minimum 15 gallon.
b. The applicant shall provide decorative pavement (e.g. pavers or brick) within
driveway aprons. The design, materials and color to be used for the decorative
pavement shall be reviewed and approved by the Community Development
Director.
6. Buildino Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and
exhibits shall be reviewed by and approved by the Community Development Director
prior to the issuance of building permits. Project details include, but are not limited
to, the following:
a. Specifications for the colors and materials of the building and architectural
details.
b. Window schedules for high quality windows and window treatments.
c. Details of porches and garage doors.
7. Parkino and Drivewavs: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans.
8. Fences: Any newly proposed fencing and/or walls shall comply with Section
21.18.050 of the Campbell Municipal Code and the approved site plan and shall be
reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project. The fencing plan shall include the following:
a. Details of the decorative picket fences:
b. Details of wood fencing along the development perimeter and within the
development.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 5
9. Propertv Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
unoccupied 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
and 11.414, 1985 Ed. Uniform Fire Code).
10. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
issuance of building permits of PG&E transformers and San Jose Water Company
back-flow preventers, indicating the location of the facilities and screening (if the
facilities are above ground) for approval by the Community Development Director. A
utility plan shall be submitted for review and approval of the Community
Development Director, prior to the issuance of Building Permits.
11. Contractor Contact Information Postino: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of grading or building permits.
12. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
legally existing residential to be demolished. Prior to recordation of the Parcel Map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
13. On-site Iiohtino: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures, placement and lighting
intensity of any proposed exterior lighting for the project shall be reviewed and
approved by the Community Development Director prior to issuance of any building
permits for the project. Lighting fixtures shall be of a decorative design and shall be
compatible with the development and shall incorporate energy saving features. Low-
intensity, downward-directed lighting shall be used in all outdoor areas within the
project site.
14. Archaeoloaical Resources: If deposits of prehistoric or historical archaeological
materials are encountered curing project construction activities, all work within 50
feet of the discovery shall be redirected and a qualified archaeologist shall be
contacted to evaluate the discoveries and make recommendations regarding their
potential significance and extent throughout the site. If such deposits cannot be
avoided, they shall be evaluated for their California and National Register eligibility.
If the deposits are not eligible, additional mitigation is not necessary. If the deposits
are eligible, they shall be avoided or adverse project effects shall be mitigated.
Upon completion of the archaeologist's evaluation, a report shall be prepared
documenting the methods and results of the research, and recommendations for
additional mitigation. The report should be submitted to the City of Campbell and
the Northwest Information Center (NWIC) at Sonoma State University.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 6
15. Human Burial or Skeletal Element Discovery: In the event a human burial or skeletal
element is identified during excavation or construction, work in that location shall
stop immediately until the find can be properly treated. The City and the Santa Clara
County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office
would notify the Native American Heritage Commission who would identify a "Most
Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction
with the project sponsor, shall formulate an appropriate treatment plan for the find,
which might include, but not be limited to, respectful scientific recording and
removal, being left in place, removal and reburial on site, or elsewhere. Associated
grave goods are to be treated in the same manner.
16. PaleontoloQical Resources: If paleontological resources are encountered during
excavation or construction, construction personnel shall be instructed to immediately
suspend all activity in the immediate vicinity of the suspected resources and the City
and a licensed paleontologist shall be contacted to evaluate the situation. A
licensed paleontologist shall be retained to inspect the discovery and make any
necessary recommendations to evaluate the find under current CEQA guidelines
prior to the submittal of a resource mitigation plan and monitoring program to the
City for review and approval prior to the continuation of anyon-site construction
activity.
17. Noise Mitiqation: General construction noise shall be limited to between the hours of
8:00 a.m. and 5:00 p.m. on Monday through Friday and between the hours of 9:00
a.m. and 4:00 p.m. on Saturday. No construction on Sundays.
18. Construction Mitiaation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
permit. These truck routes shall avoid access to the project site via residential
streets where possible.
b. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
e. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
f. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 7
g. The "Basic Measures" and the "Enhanced Measures" listed in Table 1 from
BAAOMD CEOA Guidelines, 1999, shall be incorporated into the construction
plans and implemented for the proposed project. The "Optional Measures" listed
below shall also be incorporated. The City shall review the construction plans to
ensure these measures have been incorporated:
h. Install wheel washers for all existing trucks, or wash off all trucks and equipment
prior to leaving the site;
i. Suspend excavation and grading activity when winds exceed 25 miles per hour;
and
J. Limit the area subject to excavation, grading and other construction activity to 2
acres at anyone time.
Building Division:
19. Permits Required: A building permit application shall be required for each proposed
new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
20. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
21. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
22. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
23. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
24. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details.
25. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items;
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 8
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation corner locations
26. Title 24 Eneroy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue lined on the construction plans. 8 ~ x 11 calculations shall
also be submitted.
27. Special Inspections; When a special inspection is required by UBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
28. Santa Clara Valley Non-Point Source Pollution Control Prooram; The City of
Campbell standard Santa Clara Valley Non-Point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24
inches by 36 inches) is available at the Building Division service counter.
29. Approvals Required; The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:*
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
*Note: To determine your district, contact the offices identified above. Obtain the
school District payment form from the City Building Division, after the Division
has approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions only) (415-771-6000)
30. PG&E: Applicant is advised to contact Pacific Gas & Electric Company as early as
possible in the approval process. Service installations, changes and/or relocation
may require substantial scheduling time and can cause significant delays in the
approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole locations and required conductor clearances.
31. Construction Fencinq; This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
"'-
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 9
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems as per condition No.5 of this approval.
FIRE DEPARTMENT
32. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
33. Fire Apparatus (Enoine) Access Roads Required; Provide an access driveway
(Lots S,6,and 7) with a paved all weather surface, a minimum unobstructed width of
12 feet, vertical clearance of 13 feet, 6 inches. Installations shall conform to Fire
Department Standard Details and Specifications Sheet 0-1 .
34. Timino of Required Roadwav Installations: Required access roads, up through first
lift of asphalt, shall be installed and accepted by the Fire Department prior to the
start of combustible construction. During construction, emergency access roads
shall be maintained clear and unimpeded. Note that building permit issuance may
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
35. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS
36. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon
approval by the City Council and submit the map in a digital format acceptable to the
City.
37. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall
provide a current Preliminary Title Report.
38. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
39. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
40. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 10
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall Road
and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
i. Installation of traffic control, stripes and signs as necessary.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's responsibility
in obtaining and complying with the requirements of these permits.
41. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
42. Maintenance of Landscapinq: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
43. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 11
44. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
45. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
46. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
47. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bucknall Road or Fulton Avenue have not been reconstructed or
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
48. Gradino and Drainaoe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
A grading and drainage certificate prepared by the licensed civil engineer or land
surveyor shall be submitted to the City Engineer upon project completion. This
certificate shall certify that final grading is in compliance with the approved grading
and drainage plan.
49. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
50.Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
.-
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 12
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
51. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
PASSED AND ADOPTED this 17th day of
call vote:
January .
, 2006, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
APPROVED:
ATTEST:
ctL~
Anne Bybee, City ClerK
~ISAmJE
THE fOREGOING coPV Of THE a.w.
~~ oFFIce. aN Q.ERK. aN
,-~ tJ5~
RESOLUTION NO. 10604
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP (PLN2005-
90) TO CREATE EIGHT RESIDENTIAL LOTS ON PROPERTY OWNED
BY KIRKORIAN ENTERPRISES LLC LOCATED AT 1859 BUCKNALL
ROAD AND 145 FULTON STREET IN A C-1-S (NEIGHBORHOOD
COMMERCIAL) AND R-2-S (MULTIPLE FAMILY RESIDENTIAL)
ZONING DISTRICTS. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING. FILE
NO.: PLN2005-90.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows
with respect to application PLN2005-90:
1. The proposed creation of 8 lots at a density of 9.3 units per gross acre is consistent
with the Low-Medium Density Residential (6-13 units per gross acre) General Plan
land use designation for the property.
2. The proposed Tentative Subdivision Map is consistent with the Planned
Development Zoning Ordinance.
3. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term maintenance of the common driveway, architectural integrity
and landscaping quality.
4. The Tentative Subdivision Map has been distributed to local agencies, including
Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley
Transportation Authority and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the proposed lots.
5. The proposed project, to the extent feasible, includes provisions for access to
natural air and light for all of the units.
6. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
7. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
City Council Resolution
PLN2005-90 - 1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 2
1. The proposed Tentative Subdivision Map is consistent with the General Plan and
Zoning Ordinance of the City.
2. The proposed Tentative Subdivision Map does not impair the balance between the
housing needs of the region and the public service needs of its residents and
available fiscal and environmental resources.
3. The design of the Tentative Subdivision Map provides, to the extent feasible, for
future passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative
Subdivision Map (PLN2005-90) to allow the creation of eight lots on property owned by
Kirkorian Enterprises LLC located at 1859 Bucknall Road & 145 Fulton Street in a C-
1-S (Neighborhood Commercial) and R-2-S (Multiple Family Residential) Zoning
District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval for a Tentative Subdivision Map to create 8 residential
lots on properties located at 1859 Bucknall Road & 145 Fulton Street. The site
design and subdivision design shall substantially conform to the project exhibits
listed below, except as may be modified by the conditions of approval herein:
City Council Resolution
PLN2005-90 -1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 3
a. Tentative Subdivision Map prepared by Kenneth Nelson, RCE and Lester
Ikegami, RCE, dated October 10 & 11, 2005, including a plot plan, preliminary
grading and drainage plan.
b. The proposed Tentative Subdivision Map shall delineate a landscape easement
along the street frontage of the project and along driveways where 3 foot picket
fences are shown.
2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of
two years from the date of final approval, unless an extension is granted prior to the
expiration date.
3. Planned Development Permit Approval: Valid approval is contingent upon
recordation of the Final Subdivision Map to divide the subject property. The Final
Subdivision Map shall be recorded prior to the issuance of building permits.
4. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
landscaping, fences, driveways and special paving.
b. Continued architectural controls to ensure the architectural integrity of the
project.
c. Definition of common landscape and driveway areas to be maintained and
provisions for maintenance of these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape
and shared driveway(s), fencing and special paving.
e. On-going maintenance of the required front yard landscaping, fencing and
special paving for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
PUBLIC WORKS
5. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon
City Council Resolution
PLN2005-90 -1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 4
approval by the City Council and submit the map in a digital format acceptable to the
City.
6. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall
provide a current Preliminary Title Report.
7. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
8. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
9. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall Road
and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
i. Installation of traffic control, stripes and signs as necessary.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's responsibility
in obtaining and complying with the requirements of these permits.
City Council Resolution
PLN2005-90 - 1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 5
10. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
11. Maintenance of Landscapino: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
12. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
13. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
14. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
15. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
16. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bucknall Road or Fulton Avenue have not been reconstructed or
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
17. Gradino and Drainaoe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
City Council Resolution
PLN2005-90 -1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 6
A grading and drainage certificate prepared by the licensed civil engineer or land
surveyor shall be submitted to the City Engineer upon project completion. This
certificate shall certify that final grading is in compliance with the approved grading
and drainage plan.
18. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
19. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Storm water Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Storm water Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
20. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
PASSED AND ADOPTED this 17th day of January ,2006, by the following roll
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
APPROVED:
ATTEST:
~
Anne Bybee, City Clerk
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CITY OF CAMPBELL
Community Development Department
December 2, 2005
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, December 13, 2005, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Mike Mussano, on behalf of Ward-Young Architecture and Planning, for a
General Plan Amendment (PLN2005-06) from Neighborhood Commercial to Low-Medium
Density Residential and from Medium-Density Residential to Low-Medium Density Residential;
a Zone Change (PLN2005-88) from C-1-S (Neighborhood Commercial) and R-2-S (Multiple
Family Residential) to P-D (Planned Development); a Planned Development Permit (PLN2005-
89) to allow the construction of eight small-lot single-family residences and a Tentative
Subdivision Map (PLN2005-90) to allow the creation of eight lots on property owned by
Kirkorian Enterprises, LLC, located at 1859 Bucknall Road and 145 Fulton Avenue in a C-1-S
(Neighborhood Commercial) and R-2-S (Multiple Family Residential) Zoning District. A
Mitigated Negative Declaration is proposed for this project. Tentative City Council meeting
date: January 17, 2006.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those
issues you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact
the Community Development Department at (408) 866-2140, at least one week in advance of
the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2005-06/88/89/90
Address: 1859 Bucknall Road & 145 Fulton Avenue
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 ' FAX 408.866,8381 . TOO 408,866.2790
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NOTICE OF INTENT
INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION
CITY OF CAMPBELL, CALIFORNIA
Notice is hereby given of the intent of the City of Campbell City Council to adopt a Mitigated
Negative Declaration for the development of a new eight (8) unit residential project located at
1589 Bucknall Rd. and 145 Fulton Avenue.
The project includes the following applications:
1) A General Plan Amendment to allow a land use designation change from Neighborhood
Commercial to Low-Medium Density (1589 Bucknall Rd.) and from Medium Density
Residential to Low-Medium Density Residential (145 Fulton Avenue)
2) A zone change from Neighborhood Commercial and R-2-S to P-D (Planned Development
(Both properties)
3) Approval of a Planned Development Permit (Both properties)
4) Approval of a Tentative Subdivision Map to create 8 residential lots
The project site is located at the northeast corner of Bucknall Rd and Fulton Avenue. The project
site is comprised of 26,392 square feet and is currently developed with a convenience store and a
four-plex which would be removed with the development of the project.
Based on the Initial Study, it has been concluded that the project described above will not have a
significant effect on the environment and a draft Mitigated Negative Declaration has been
prepared.
The public review period for the draft Mitigated Negative Declaration begins on November 9,
2005 and ends on November 29, 2005. Any comments must be submitted to the Community
Development Department by 5:00 p.m. on November 29, 2005. Copies of the Initial Study, draft
Mitigated Negative Declaration, and all supporting documentation are available for review from
8:00 a.m. to 5:00 p.m. at the Community Development Department, City Hall, 70 North First
Street, Campbell, California.
The date for the required Public Hearings has been set for 7:30 p.m., or shortly thereafter, on
December 13, 2005 (Planning Commission) and January 3, 2006 (City Council), in the City Hall
Council Chambers, 70 North First Street, Campbell, California.
Questions may be addressed to Tim Haley, Associate Planner, at (408) 866-2144.
CITY OF CAMPBELL
ANNE BYBEE
CITY CLERK
Pub. ,2005
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CITY OF CAMPBELL
Community Development Department
July 29, 2005
Mr. Mike Mussano
Ward-Young Architecture and Planning
3435 Mt. Diablo Blvd., Suite # 200
Lafayette, CA 94549
Re: General Plan Amendment (pLN 2005-06)
Zone Change (pLN 2005-88)
Planned Development Permit (pLN 2005-89)
Tentative Subdivision Map (pLN 2005-90)
1859 BucknaU Rd. and 145 Fulton Avenue
Dear Mr. Mussano:
The Planning Division has reviewed your General Plan Change, Zone Change, and Planned Development
Permit and Tentative Subdivision Map application submittals for eight small lot single-family homes on
properties located at 1859 Bucknall Rd. and 145 Fulton Avenue.
Your applications have been deemed incomplete. The following information and details are needed to
complete your applications and schedule your project for a public hearing:
1. Proiect Board: Please provide a project board that contains actual samples of the exterior building
and roof materials/colors for the proposed homes. Please provide in an II"x 17' format.
2. Reduced Exhibits: Please provide 15 copies of reduced project exhibits in an 11" x 17"format.(site
plans, floor plans, elevations and color exhibits).
3. Conceotual Landscape Plan: Please provide a conceptual landscape plan indicating size and the
general type of landscaping materials.
4. Preliminary Grading & Drainage Plan: Please provide a preliminary grading and drainage plan.
5. Site Plan: The following items need to be provided on the site plan:
a. Fencing height, type and location.
6. Elevations: The following items need to be provided on the elevations:
a. Colored street elevations
7. Tentative Subdivision Map: The establishment of a shared driveway concept in a Planned
Development Zoning District has required the provision of a common lot and C.C.& R.'s for
maintenance and operational parameters. Please amend the map to reflect a common lot for these
residences.
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2 t 40 . FAX 408.871.5140 . roD 408.866.2790
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1859 Bucknall Road and 14. ..llton Avenue
Page 2 of2
The Architectural Advisor has submitted the attached comments. You may wish to response to this design
changes as appropriate.
Your application was distributed to the Public Works Department, Building Division, Planning
Division and County Fire Department. In addition to the Planning Division's comments
contained in this letter, please find enclosed comments from the Building Division, Public works
Department and the County Fire Department.
If you have any questions regarding these comments, please contact me at (408) 866-2144 or via email at
timh@citvofcampbell.com.
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Tim Haley
Associate Planner
enc1: Architectural Advisor's Comments ~ July 20,2005
Public Works Department ~ July 13,2005
Fire Department ~ July 14, 2005
Building Division ~ July 13, 2005
Dan Brodnik, Kirkorian Enterprises
Kenneth Nelson, RCE
Frank Mills, Senior Building Inspector
Ryan Rucker, Santa Clara County Fire Department
Bill Bruckart, Building Official
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City
Council
Report
Item:
Category:
Date:
Public Hearing
January 17, 2005
TITLE: Public Hearing to consider the application of Mr. Mike Mussano, on behalf
of Ward-Young Architecture and Planning, for a General Plan Amendment
(PLN2005-06) from Neighborhood Commercial to Low-Medium Density
Residential and from Medium Density Residential to Low-Medium Density
Residential; a Zone Change (PLN2005-88) from C-1-S (Neighborhood
Commercial) and R-2-S (Multiple Family Residential) to P-D (Planned
Development); a Planned Development Permit (PLN2005-89) to allow the
construction of eight small-lot single-family residences and a Tentative
Subdivision Map (PLN2005-90) to allow the creation of eight lots on
property owned by Kirkorian Enterprises, LLC, located at 1859 Bucknall
Road and 145 Fulton Street in a C-1-S (Neighborhood Commercial) and R-
2-S (Multiple Family Residential) Zoning District. A Mitigated Negative
Declaration is proposed for this project.
RECOMMENDATION
The Planning Commission recommends that the City Council takes the following actions
pertaining to properties located at 1859 Bucknall Rd and 145 Fulton Street:
1. Adopt a Resolution, incorporating the attached findings, adopting a Mitigated
Negative Declaration for the BucknalJ Road and Fulton Street Residential
Development;
2. Take first reading of the attached Ordinance approving a General Plan Amendment
to change the General Plan land use designation from Medium Density Residential
and Neighborhood Commercial to Low-Medium Density Residential for the project
site;
3. Take first reading of the attached Ordinance approving a Zoning Classification
Change from R-2-S (Multiple-family Residential) and C-1-S (Neighborhood
Commercial) to P-D (Planned Development) for project site; and
4. Adopt a Resolution, incorporating the attached findings, approving a Planned
Development Permit allowing the development of 8 residential units, subject to the
attached conditions of approval.
5. Adopt a Resolution, incorporating the attached findings, approving a Tentative
Subdivision Map to create 8 residential lots, subject to the attached Conditions of
Approval.
-
Staff Report - City Council Meeting of January 17, 2006
PLN2005-06, 88/89/90 - 1859 Bucknall Road & 145 Fulton Street
Page 2 of 7
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act (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 this project. Based upon the information
provided in the Initial Study, the Planning Commission recommends that the City
Council adopt the Mitigated Negative Declaration prepared for this project. The Initial
Study and the Mitigated Negative Declaration are included as an attachment to this
report. The mitigation measures are included as Conditions of Approval of the Tentative
Subdivision Map and the Planned Development Permit. The 20-day public review
period for the draft Mitigated Negative Declaration was between, November 9,2005 and
November 29,2005. No comments were received.
BACKGROUND
Applicant's Proposal: The applicant is requesting approval of the following applications:
1. A General Plan Amendment from Medium Density Residential and Neighborhood
Commercial to Low-Medium Density Residential.
2. A Zone Change from R-2-S and C-1-S to P-D.
3. A Planned Development Permit to allow the redevelopment of the .85 gross acre
project site to accommodate 8 detached residential units; and
4. A Tentative Subdivision Map to create 8 residential lots.
The subject properties are located on the northwest corner of Bucknall Road and Fulton
Street. The project site is currently occupied by a single story convenience store of
4,400 square feet and a two-story four-plex which would be removed with the
development of the project. The project site is currently zoned R-2-S (Multiple Family
Residential) and C-1-S (Neighborhood Commercial).
City Council Authorization: On May 23, 2005, the City Council authorized the applicant
to proceed with a General Plan Amendment for the project site from Medium Density
Residential and Neighborhood Commercial to Low-Medium Density Residential.
Planninq Commission Action: The Planning Commission, at its meeting on December
13, 2005, voted 5-2 to recommend that the City Council approve the proposed project,
subject to the recommended conditions of approval including a requirement that a
Homeowners Association be required to maintain landscaping and architectural
integrity.
Staff Report - City Council Meeting of January 17, 2006
PLN2005-06, 88/89/90 - 1859 Bucknall Road & 145 Fulton Street
Page 3 of 7
ANALYSIS
Surroundina Land Uses
North:
South:
East:
West:
Residential - Four-plexes
Residential - Single-family Residential
Residential - Four-plexes
Residential - Single-family Residential
General Plan
The General Plan land use designation for the project site is currently Medium Density
Residential (14-20 units per gross acre) and Neighborhood Commercial for the .85 acre
project site. The applicant is requesting approval of a General Plan Amendment for
both parcels to Low-Medium Density Residential. The proposed land use change allows
this project to act as a transition from the surrounding four-plexes that are north and
east of the site to the adjacent single family uses to the south and west. The proposed
project would result in a project density of 9.3 units per gross acre, which would be
consistent with the requested General Plan Land Use Designation of Low-Medium
Density Residential (6-13 units per gross acre) with the approval of a Planned
Development Permit.
The proposed project complies with the following General Plan Land Use Element
policies and strategies:
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods with consistent design
characteristics. - The proposed land use provides a transition between the
multiple family uses and single-family use that border the project site. The
residential use additionally introduces a more compatible residential use to this
neighborhood versus the isolated commercial use.
Strategy LUT-7.2g: Landscaped and Tree Lined Streets: Provide attractive, user
friendly, tree-lined streets and install creative landscaping in street improvement
projects, where feasible. - The project will install new street improvements along
the street frontages that incorporate street trees and park strips typical of
residential areas.
Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for
and maintenance of a variety of residential densities to offer existing and future
residents of all income levels, age groups and special needs sufficient
opportunities and choices for locating in Campbell. - The project allows the
construction of detach,:l small lot single-family homes thus providing _ aJY " '.
additional housing tYPi for potential homeowners between a standard (-1 /':
',_/
Staff Report - City Counvll Meeting of January 17, 2006
PLN2005-06, 88/89/90 - 1859 Bucknall Road & 145 Fulton Street
Page 4 of 7
single family residences and an attached townhome product.
Zonina Classification: The current zoning classifications for the project site are R-2-S
(Multiple-family residential) and C-1-S (Neighborhood Commercial). The applicant is
requesting approval of a zoning classification change to P-D (Planned Development) for
both parcels. The proposed development will be consistent with the zoning
classification with approval of a Planned Development Permit. The proposed
development requires approval of flexible development standards to allow the following:
· Creation of three smaller lots accessed by joint use driveways;
· Lesser setbacks between the residential units and along the northern project
boundary; and within the project; and
· Smaller lot sizes less than the minimum lot size of 6,000 square feet typically
required for standard R-1-6 zoning districts.
Site Lavout: The site plan depicts the placement of five of the lots along the street
frontages and the creation of three interior flag lots. The following features are provided
with the proposed site layout:
· A private interior circulation driveway system that serves three lots;
· The development of a shared access drive between to two of the lots; and
· The provision of a common landscaping theme along the street frontage of the
project.
Open Space: The site plan indicates that approximately 37 percent of the project site
will be landscaped. A majority of the residences have 10 to 12 foot rear yards with the
exception of the corner lot at the intersection of Bucknall Road and Fulton Street which
has a 5 foot rear yard.
Yard areas along the street frontages are defined with low picket fences and single
story covered porch areas. The equivalent of 1,204 square feet of open space is
provided per unit in the private and public yards areas.
The Planning Commission required that yard areas on the street frontages be included
in common areas to be maintained by the Home Owners Association.
Site and Architectural Analvsis
Elevations depict a variety of residential designs with five different floor plans and eight
different elevations. The architectural style can be characterized as a Craftsman/Ranch
style. Roofing forms are shown as both gable and hip roof shapes with an asphalt
composition shingle roofing material. Wall materials are shown as shingle and
horizontal wood siding with stone veneer wainscoting.
The elevations have been accentuated with single story porch elements, traditional
window forms, and decorative trim around all windows. Porches are detailed with open
Staff Report - City Coun~11 Meeting of January 17, 2006
PLN2005-06, 88/89/90 - 1859 Bucknall Road & 145 Fulton Street
Page 5 of 7
bracket supports and wood rails.
Fencina: A low decorative picket fence is shown along the street frontages and along
the private driveways. The remainder of project fencing is shown with 6' good neighbor
wood fences around the project perimeter.
Parkina: The site plan indicates the provision of 31 parking spaces, equivalent to 3.87
spaces per unit which exceed the parking requirement of 3.5 spaces per unit.
The Parking and Loading Ordinance, requires 3.5 parking spaces per unit for
town homes or a total of 28 parking spaces for this project.
Subdivision Desian
The applicant is requesting approval of a Tentative Subdivision Map to subdivide the
property into eight residential lots. Three of the proposed lots are flag lots and two of the
flag lots share a driveway access. No common lots are proposed.
The applicant does not propose to create a Homeowners Association for this project
and wishes to address common maintenance and use issues under Covenants,
Conditions and Restrictions (C,C & R's) see Attachment No. 11 of the Planning
Commission report.
A condition of approval was recommended by the Planning Commission, however,
requiring the provision of a landscape and fencing easement along the street frontage of
the project to ensure a consistent landscape appearance to the development, and the
creation of a Homeowner's Association to ensure on-going maintenance. The Planning
Commission believes that the project density, a shared driveway and a consistent
development appearance warrants the creation of a Homeowner's Association.
Section 20.16.035 of the Campbell Municipal Code regulates subdivisions which include
the creation of lots which do not have frontage on a public street. This section requires
that the subdivision be approved with covenants, conditions and restrictions and a
property owners association for the joint maintenance of reciprocal rights of ways and
perimeter landscape area.
Common maintenance requires the formation of a Home Owners Association. Projects
with Home Owners Association are called "common interest developments." Common
interest developments require approval of the State Department of Real Estate. This
process ensures that the Covenants, Conditions and Restriction (CC&R's) are adequate
to provide for the long term maintenance of the common areas and establishes a private
governing body to fund and administer compliance to established standards.
To ensure the proper maintenance and upkeep of the development, a condition of
approval has been added that requires that the applicant to submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) prior to recordation of the Final
Staff Report - City Cour'IJd Meeting of January 17, 2006
PLN2005-06, 88/89/90 - 1859 Bucknall Road & 145 Fulton Street
Page 6 of7
Subdivision Map which include:
1. Formation of a Homeowner's Association to ensure the long-term maintenance of
properties;
2. Continued architectural controls to ensure the architectural integrity of the project;
3. Definition of publicly visible areas to be maintained and provision of maintenance for
these areas;
4. A funding mechanism to ensure maintenance and upkeep of common landscape
areas including fencing and special paving materials as necessary;
5. On-going maintenance of the required front yard landscaping, fencing and special
paving for the project;
6. Requirement for the availability of interior garage spaces for each unit for the
parking of vehicles at all times; and
7. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers and recreational vehicles.
The draft CC&R's shall be submitted prior to recordation of the Final Map, for review
and approval by the Community Development Director and City Attorney.
FISCAL IMPACTS
In addition to entitlement and building permit fees, the developer will contribute
approximately $37,660 in park in-lieu fees to be paid directly into the City of Campbell's
park fund.
ALTERNATIVES
Approved by:
1. Approve the proposed project subject to additional and/or modified conditions of
approval.
2. Deny the proposed project.
3. Continue for further r:e~
~r.:-- ~
TA~Cy~
-Sharon Fierro, Community Development Director
Prepared by:
Approved by:
Daniel Rich, City Manager
Staff Report - City COWI"'I' Meeting of January 17, 2006
PLN2005-06, 88/89/90 - 1859 Bucknall Road & 145 Fulton Street
Page 7 of 7
Attachments:
1. City Council Resolution (Mitigated Negative Declaration)
2. City Council Ordinance (General Plan Amendment)
3. City Council Ordinance (Zone Change)
4. City Council Ordinance (Planned Development Permit)
5. City Council Resolution (Tentative Subdivision Map)
6. Planning Commission Resolutions and Meeting Minutes
7. Planning Commission Report Including Attachments
8. Section 20.16.035 Campbell Municipal Code - Exception to access provisions
Attachment #1
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING A MITIGATED NEGATIVE DECLARATION
FOR A RESIDENTIAL DEVELOPMENT PROJECT lOCATED AT
1859 BUCKNALL ROAD AND 145 FULTON STREET.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the City Council did
determine that the adoption of a Mitigated Negative Declaration is warranted.
The City Council finds as follows with regard to the Mitigated Negative Declaration:
1. An Initial Study has been prepared for this Project, which provides documentation for
the factual basis for concluding that a Mitigated Negative Declaration may be
adopted since no substantial evidence exists, in light of the whole record, that the
project may have a significant effect on the environment. The project consists of the
development of eight detached small lot single-family residences, and related
circulation and landscaping improvements.
2. A Trip Generation Analysis was prepared to evaluate the potential traffic impacts of
the project and found that the proposed project will not cause an increase in traffic
that is substantial in relation to the existing traffic load and capacity of the street
system. Given the minor number of projected trips, the project will not exceed, either
individually or cumulatively, a level of service standard established by the
Congestion Management Program for designated roads or highways.
3. A Mitigated Negative Declaration that describes the reasons that the Eight Unit
Housing Project will not have a significant effect on the environment and therefore
does not require the preparation of an Environmental Impact Report was prepared
pursuant to Section 15071 of the California Environmental Quality Act Guidelines.
4. There are no responsible agencies or trustee agencies responsible for resources
affected by this project.
5. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative
Declaration to the public via the Campbell Express and the County Clerk.
6. The City of Campbell provided a 20-day public review period of the Mitigated
Negative Declaration pursuant to Section 15073 of the California Environmental
Quality Act Guidelines. The 20-day public review period for the draft Mitigated
Negative Declaration was between November 9,2005 and November 29,2005. No
comments were received.
City Council Resolution
1850 Bucknall Road & 145 Fulton Street - Adopting a Mitigated Negative Declaration
Page 2
7. The mitigation measures address potential short-term air quality impacts associated
with construction, paleontological or archaeological resources that might be
encountered during project construction, strong seismic ground shaking associated
with potential geologic conditions, and potential noise impacts during and project
construction. The mitigation measures are included as Conditions of Approval of the
Planned Development Permit and Tentative Subdivision Map.
8. The City Council hereby finds and determines that the Mitigated Negative
Declaration reflects the independent judgment of the City Council.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required Conditions of Approval, will have a significant adverse impact on the
environment.
2. The Custodian of the Record for this Mitigated Negative Declaration and Initial Study
is the City Clerk of the City of Campbell, located at 70 North First Street, Campbell,
California.
PASSED AND ADOPTED this
call vote:
day of
, 2006, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
APPROVED:
Jeanette Watson, Mayor
ATTEST:
Anne Bybee, City Clerk
Attachment #2
ORDINANCE NO.
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING AN AMENDMENT OF THE LAND USE
ELEMENT OF THE GENERAL PLAN (PLN2005-06) CHANGING THE
LAND USE DESIGNATION ON PROPERTY OWNED BY KIRKORIAN
ENTERPRISES, LLC, LOCATED AT 1859 BUCKNALL ROAD FROM
NEIGHBORHOOD COMMERCIAL TO LOW-MEDIUM DENSITY
RESIDENTIAL AND PROPERTY AT 145 FULTON STREET FROM
MEDIUM DENSITY RESIDENTIAL TO LOW-MEDIUM DENSITY
RESIDENTIAL. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING.
FILE NO. PLN2005-06.
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 is hereby changed and amended by adopting the attached Exhibit A, entitled
Map of Said Property, as per the application of Mr. Mike Mussano, on behalf of Ward-
Young Architecture and Planning, for property owned by Kirkorian Enterprises, LLC,
located at 1859 Bucknall Road from Neighborhood Commercial to Low-Medium
Density Residential and property at 145 Fulton Street from Medium Density Residential
to Low-Medium Density Residential.
SECTION TWO: This ordinance shall become effective thirty (30) days following its
passage and adoption shall be published once within fifteen (15) days upon passage
and adoption in the Campbell Express, a newspaper of general circulation in the City of
Campbell, County of Santa Clara, State of California.
PASSED AND ADOPTED this
roll call vote:
day of
, 2006, by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
APPROVED:
Jeanette Watson, Mayor
ATTEST:
Anne Bybee, City Clerk
Attachment #4
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2005-89) TO ALLOW THE CONSTRUCTION OF EIGHT SMALL-
LOT SINGLE-FAMILY RESIDENCES ON PROPERTY OWNED BY
KIRKORIAN ENTERPRICES, LLC, LOCATED AT 1859 BUCKNALL
ROAD AND 145 FULTON STREET IN A C-1-S (NEIGHBORHOOD
COMMERCIAL) AND R-2-S (MULTIPLE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING. FILE
NO. PLN2005-89.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows
with respect to application PLN2005-89:
1. The development of the proposed project will result in a use that is consistent with
proposed Low to Medium Density Residential General Plan land use designation.
2. The maximum density allowed under the General Plan is 13 units per gross acre.
The proposed project results in a density of 9.3 units per gross acre.
3. Small lot single-family developments in the City are required to be located within a
PD (Planned Development) Zoning District. The proposed project is consistent with
the PD Zoning District with the approval of a Planned Development Permit.
4. The project plans illustrate the construction of 8 residential units and related parking,
circulation and landscaping improvements. The proposed homes are two stories in
height.
5. The project consists of a 17,901 square-foot building of building area, with a building
coverage of 42%, landscaping coverage of 37% and paving coverage of 21 %.
6. The project has a Floor Area Ratio (FAR) of .68.
7. The project provides adequate parking through the provision of 31 parking spaces,
equivalent to 3.8 spaces per unit. Provisions are included in the C, C & R's that
require garage parking to remain available for parking.
8. Land uses surrounding the project site include four lexes to the north and the east,
and single-family uses to the south and the west.
9. The proposed project provides a total of 9,636 square feet of open space, equivalent
to an average of 1,204 square feet per unit.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 2
10. The design of the buildings is compatible with other recently approved residential
projects in the Low-Medium Density residential range and relates well with the
surrounding neighborhood. Buildings are well articulated and utilize high quality
building materials.
11. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of the
land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will 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.
4. The development will be compatible with the Zoning Code of the City.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2005-89) to allow the construction of eight small-lot single-
family residences on property owned by Kirkorian Enterprises, LLC, located at 1859
Bucknall Road & 145 Fulton Street.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 3
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted to construct an 8-unit residential development
on properties located at 1859 Bucknall Road and 145 Fulton Street. The building
design and site design shall substantially conform to the project exhibits listed below,
except as may be modified by the conditions of approval herein:
a. Project plans prepared by Ward Young Architect, dated October 7, 2005 and
November 16, 2005, including a grading and drainage plan, site plan, floor plans,
unit plans and building elevations consisting of 15 sheets.
b. Color/material board submitted by Ward Young Architects.
c. Conceptual Site Plan/Landscape Plan prepared by Ward Young Architects.
d. Tentative Subdivision Map prepared by Kenneth Nelson, R.C.E., dated October
11, 2005.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two year period or the Planned Development Permit shall be
void.
3. Tentative Subdivision Map: The Planned Development Permit approval is
contingent upon recordation of the Final Subdivision Map to divide the subject
property. The Final Subdivision Map shall be recorded prior to the issuance of
building permits.
4. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
shared driveway(s), front yard landscaping, fencing and special paving.
b. Continued architectural controls to ensure the architectural integrity of the
project.
c. Definition of common landscape areas to be maintained and provision of
maintenance for these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape
areas and shared access facilities.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 4
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of venicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
5. Landscape Plan: The applicant shall submit four sets of a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with the approved conceptual landscape
plan and the City's Water Efficient Landscaping Standards (WELS) and shall include
the following changes:
a. All new street trees in front landscape areas and along the street shall be twenty-
four inch box sizes. All other new trees shall be minimum 15 gallon.
b. The applicant shall provide decorative pavement (e.g. pavers or brick) within
driveway aprons. The design, materials and color to be used for the decorative
pavement shall be reviewed and approved by the Community Development
Director.
6. Buildinq Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and
exhibits shall be reviewed by and approved by the Community Development Director
prior to the issuance of building permits. Project details include, but are not limited
to, the following:
a. Specifications for the colors and materials of the building and architectural
details.
b. Window schedules for high quality windows and window treatments.
c. Details of porches and garage doors.
7. Parkinq and Drivewavs: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans.
8. Fences: Any newly proposed fencing and/or walls shall comply with Section
21.18.050 of the Campbell Municipal Code and the approved site plan and shall be
reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project. The fencing plan shall include the following:
a. Details of the decorative picket fences;
b. Details of wood fencing along the development perimeter and within the
development.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 5
9. Propertv Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
unoccupied 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
and 11.414, 1985 Ed. Uniform Fire Code).
10. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
issuance of building permits of PG&E transformers and San Jose Water Company
back-flow preventers, indicating the location of the facilities and screening (if the
facilities are above ground) for approval by the Community Development Director. A
utility plan shall be submitted for review and approval of the Community
Development Director, prior to the issuance of Building Permits.
11. Contractor Contact Information Postinq: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of grading or building permits.
12. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
legally existing residential to be demolished. Prior to recordation of the Parcel Map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
13. On-site Iiqhtinq: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures, placement and lighting
intensity of any proposed exterior lighting for the project shall be reviewed and
approved by the Community Development Director prior to issuance of any building
permits for the project. Lighting fixtures shall be of a decorative design and shall be
compatible with the development and shall incorporate energy saving features. Low-
intensity, downward-directed lighting shall be used in all outdoor areas within the
project site.
14. Archaeoloqical Resources: If deposits of prehistoric or historical archaeological
materials are encountered curing project construction activities, all work within 50
feet of the discovery shall be redirected and a qualified archaeologist shall be
contacted to evaluate the discoveries and make recommendations regarding their
potential significance and extent throughout the site. If such deposits cannot be
avoided, they shall be evaluated for their California and National Register eligibility.
If the deposits are not eligible, additional mitigation is not necessary. If the deposits
are eligible, they shall be avoided or adverse project effects shall be mitigated.
Upon completion of the archaeologist's evaluation, a report shall be prepared
documenting the methods and results of the research, and recommendations for
additional mitigation. The report should be submitted to the City of Campbell and
the Northwest Information Center (NWIC) at Sonoma State University.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 6
15. Human Burial or Skeletal Element Discovery: In the event a human burial or skeletal
element is identified during excavation or construction, work in that location shall
stop immediately until the find can be properly treated. The City and the Santa Clara
County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office
would notify the Native American Heritage Commission who would identify a "Most
Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction
with the project sponsor, shall formulate an appropriate treatment plan for the find,
which might include, but not be limited to, respectful scientific recording and
removal, being left in place, removal and reburial on site, or elsewhere. Associated
grave goods are to be treated in the same manner.
16. Paleontolooical Resources: If paleontological resources are encountered during
excavation or construction, construction personnel shall be instructed to immediately
suspend all activity in the immediate vicinity of the suspected resources and the City
and a licensed paleontologist shall be contacted to evaluate the situation. A
licensed paleontologist shall be retained to inspect the discovery and make any
necessary recommendations to evaluate the find under current CEQA guidelines
prior to the submittal of a resource mitigation plan and monitoring program to the
City for review and approval prior to the continuation of anyon-site construction
activity.
17. Noise Mitiqation: General construction noise shall be limited to between the hours of
8:00 a.m. and 5:00 p.m. on Monday through Friday and between the hours of 9:00
a.m. and 4:00 p.m. on Saturday. No construction on Sundays.
18. Construction Mitioation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
permit. These truck routes shall avoid access to the project site via residential
streets where possible.
b. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
e. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
f. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 7
g. The "Basic Measures" and the "Enhanced Measures" listed in Table 1 from
BAAQMD CEQA Guidelines, 1999, shall be incorporated into the construction
plans and implemented for the proposed project. The "Optional Measures" listed
below shall also be incorporated. The City shall review the construction plans to
ensure these measures have been incorporated:
h. Install wheel washers for all existing trucks, or wash off all trucks and equipment
prior to leaving the site;
i. Suspend excavation and grading activity when winds exceed 25 miles per hour;
and
j. Limit the area subject to excavation, grading and other construction activity to 2
acres at anyone time.
Building Division:
19. Permits Reauired: A building permit application shall be required for each proposed
new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
20. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
21. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
22. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
23. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
24. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details.
25. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items;
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 8
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation corner locations
26. Title 24 Enerqy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue lined on the construction plans. 8 % x 11 calculations shall
also be submitted.
27. Special Inspections; When a special inspection is required by UBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
28. Santa Clara Valley Non-Point Source Pollution Control Proqram; The City of
Campbell standard Santa Clara Valley Non-Point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24
inches by 36 inches) is available at the Building Division service counter.
29. Approvals Required; The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:*
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
*Note: To determine your district, contact the offices identified above. Obtain the
school District payment form from the City Building Division, after the Division
has approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions only) (415-771-6000)
30. PG&E: Applicant is advised to contact Pacific Gas & Electric Company as early as
possible in the approval process. Service installations, changes and/or relocation
may require substantial scheduling time and can cause significant delays in the
approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole locations and required conductor clearances.
31. Construction Fencing; This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 9
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems as per condition No.5 of this approval.
FIRE DEPARTMENT
32. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
33. Fire Apparatus (Enqine) Access Roads Required; Provide an access driveway
(Lots 5,6,and 7) with a paved all weather surface, a minimum unobstructed width of
12 feet, vertical clearance of 13 feet, 6 inches. Installations shall conform to Fire
Department Standard Details and Specifications Sheet D-1.
34. Timinq of Required Roadwav Installations: Required access roads, up through first
lift of asphalt, shall be installed and accepted by the Fire Department prior to the
start of combustible construction. During construction, emergency access roads
shall be maintained clear and unimpeded. Note that building permit issuance may
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
35. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS
36. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon
approval by the City Council and submit the map in a digital format acceptable to the
City.
37. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall
provide a current Preliminary Title Report.
38. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
39. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
40. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 10
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall Road
and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
i. Installation of traffic control, stripes and signs as necessary.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's responsibility
in obtaining and complying with the requirements of these permits.
41. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
42. Maintenance of Landscapino: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
43. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
City Council Resolution
PLN2005-89--1859 Bucknall Road & 145 Fulton Street - Planned Development Permit
Page 11
44. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
45. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
46. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
47. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bucknall Road or Fulton Avenue have not been reconstructed or
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
48. Gradina and Drainaae Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
A grading and drainage certificate prepared by the licensed civil engineer or land
surveyor shall be submitted to the City Engineer upon project completion. This
certificate shall certify that final grading is in compliance with the approved grading
and drainage plan.
49. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
50.Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
.......
City Council Resolution
PLN2005-89--1859 BucknaIJ Road & 145 Fulton Street - Planned Development Permit
Page 12
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Storm water Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
51. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
PASSED AND ADOPTED this
call vote:
day of
, 2006, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
APPROVED:
Jeanette Watson, Mayor
ATTEST:
Anne Bybee, City ClerK
Attachment #5
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP (PLN2005-
90) TO CREATE EIGHT RESIDENTIAL LOTS ON PROPERTY OWNED
BY KIRKORIAN ENTERPRISES LLC LOCATED AT 1859 BUCKMAN
ROAD AND 145 FULTON STREET IN A C-1-S (NEIGHBORHOOD
COMMERCIAL) AND R-2-S (MULTIPLE FAMILY RESIDENTIAL)
ZONING DISTRICTS. APPLICATION OF MR. MIKE MUSSANO, ON
BEHALF OF WARD-YOUNG ARCHITECTURE AND PLANNING. FILE
NO.: PLN2005-90.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows
with respect to application PLN2005-90:
1. The proposed creation of 8 lots at a density of 9.3 units per gross acre is consistent
with the Low-Medium Density Residential (6-13 units per gross acre) General Plan
land use designation for the property.
2. The proposed Tentative Subdivision Map is consistent with the Planned
Development Zoning Ordinance.
3. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term maintenance of the common driveway, architectural integrity
and landscaping quality.
4. The Tentative Subdivision Map has been distributed to local agencies, including
Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley
Transportation Authority and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the proposed lots.
5. The proposed project, to the extent feasible, includes provisions for access to
natural air and light for all of the units.
6. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
7. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
City Council Resolution
PLN2005-90 - 1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 2
1. The proposed Tentative Subdivision Map is consistent with the General Plan and
Zoning Ordinance of the City.
2. The proposed Tentative Subdivision Map does not impair the balance between the
housing needs of the region and the public service needs of its residents and
available fiscal and environmental resources.
3. The design of the Tentative Subdivision Map provides, to the extent feasible, for
future passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative
Subdivision Map (PLN2005-90) to allow the creation of eight lots on property owned by
Kirkorian Enterprises LLC located at 1859 Bucknall Road & 145 Fulton Street in a C-
1-S (Neighborhood Commercial) and R-2-S (Multiple Family Residential) Zoning
District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval for a Tentative Subdivision Map to create 8 residential
lots on properties located at 1859 Bucknall Road & 145 Fulton Street. The site
design and subdivision design shall substantially conform to the project exhibits
listed below, except as may be modified by the conditions of approval herein:
City Council Resolution
PLN2005-90 - 1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 3
a. Tentative Subdivision Map prepared by Kenneth Nelson, RCE and Lester
Ikegami, RCE, dated October 10 & 11, 2005, including a plot plan, preliminary
grading and drainage plan.
b. The proposed Tentative Subdivision Map shall delineate a landscape easement
along the street frontage of the project and along driveways where 3 foot picket
fences are shown.
2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of
two years from the date of final approval, unless an extension is granted prior to the
expiration date.
3. Planned Development Permit Approval: Valid approval is contingent upon
recordation of the Final Subdivision Map to divide the subject property. The Final
Subdivision Map shall be recorded prior to the issuance of building permits.
4. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
landscaping, fences, driveways and special paving.
b. Continued architectural controls to ensure the architectural integrity of the
project.
c. Definition of common landscape and driveway areas to be maintained and
provisions for maintenance of these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape
and shared driveway(s), fencing and special paving.
e. On-going maintenance of the required front yard landscaping, fencing and
special paving for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
PUBLIC WORKS
5. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon
,-
City Council Resolution
PLN2005-90 - 1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 4
approval by the City Council and submit the map in a digital format acceptable to the
City.
6. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall
provide a current Preliminary Title Report.
7. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
8. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
9. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall Road
and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
. h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
i. Installation of traffic control, stripes and signs as necessary.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's responsibility
in obtaining and complying with the requirements of these permits.
~-
City Council Resolution
PLN2005-90 - 1859 Bucknall Road & 145 Fulton Street -- Tentative Subdivision
Page 5
10. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
11. Maintenance of Landscapino: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
12. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
13. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
14. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
15. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
16. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bucknall Road or Fulton Avenue have not been reconstructed or
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
17. Gradino and Drainaoe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
City Council Resolution
PLN2005-90 - 1859 BucknaU Road & 145 Fulton Street -- Tentative Subdivision
Page 6
A grading and drainage certificate prepared by the licensed civil engineer or land
surveyor shall be submitted to the City Engineer upon project completion. This
certificate shall certify that final grading is in compliance with the approved grading
and drainage plan.
18. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
19. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Storm water Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
20. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
PASSED AND ADOPTED this
call vote:
day of
, 2006, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
COUNCILMEMBER:
APPROVED:
Jeanette Watson, Mayor
ATTEST:
Anne Bybee, City Clerk
Attachment #6
RESOLUTION NO. 3692
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING THE ADOPTION OF A
MITIGATED NEGATIVE DECLARATION FOR A RESIDENTIAL
DEVELOPMENT PROJECT LOCATED AT 1859 BUCKNALL ROAD
AND 145 FULTON STREET.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the Planning
Commission did determine that the adoption of a Mitigated Negative Declaration is
warranted.
The Planning Commission finds as follows with regard to the Mitigated Negative
Declaration:
1. An Initial Study has been prepared for this Project, which provides documentation for
the factual basis for concluding that a Mitigated Negative Declaration may be
adopted since no substantial evidence exists, in light of the whole record, that the
project may have a significant effect on the environment. The project consists of the
development of eight detached small lot single-family residences, and related
circulation and landscaping improvements.
2. A Trip Generation Analysis was prepared to evaluate the potential traffic impacts of
the project and found that the proposed project will not cause an increase in traffic
that is substantial in relation to the existing traffic load and capacity of the street
system. Given the minor number of projected trips, the project will not exceed, either
individually or cumulatively, a level of service standard established by the
Congestion Management Program for designated roads or highways.
3. A Mitigated Negative Declaration that describes the reasons that the Eight Unit
Housing Project will not have a significant effect on the environment and therefore
does not require the preparation of an Environmental Impact Report was prepared
pursuant to Section 15071 of the California Environmental Quality Act Guidelines.
4. There are no responsible agencies or trustee agencies responsible for resources
affected by this project.
5. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative
Declaration to the public via the Campbell Express and the County Clerk.
6. The City of Campbell provided a 20-day public review period of the Mitigated
Negative Declaration pursuant to Section 15073 of the California Environmental
Quality Act Guidelines. The 20-day public review period for the draft Mitigated
Negative Declaration was between November 9, 2005 and November 29,2005. No
comments were received.
..-
Planning Commission Resolution No. 3692
Recommending the Adoption of a Mitigated Negative Declaration
1850 Bucknall Road & 145 Fulton Street
Page 2
7. The mitigation measures address potential short-term air quality impacts associated
with construction, paleontological or archaeological resources that might be
encountered during project construction, strong seismic ground shaking associated
with potential geologic conditions, and potential noise impacts during and project
construction. The mitigation measures are included as Conditions of Approval of the
Planned Development Permit and Tentative Subdivision Map.
8. The Planning Commission hereby finds and determines that the Mitigated Negative
Declaration reflects the independent judgment of the Planning Commission.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required Conditions of Approval, will have a significant adverse impact on the
environment.
2. The Custodian of the Record for this Mitigated Negative Declaration and Initial Study
is the City Clerk of the City of Campbell, located at 70 North First Street, Campbell,
California.
PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Ebner, Francois and Roseberry
Gibbons and Rocha
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
-
RESOLUTION NO 3693
BEING A RESOLUTION OF THE CITY OF CAMPBELL PLANNING
COMMISSION RECOMMENDING AN AMENDMENT OF THE LAND USE
ELEMENT OF THE GENERAL PLAN (PLN2005-06) CHANGING THE
LAND USE DESIGNATION ON PROPERTY OWNED KIRKORIAN
ENTERPRISES, LLC, LOCATED AT 1859 BUCKNALL ROAD FROM
NEIGHBORHOOD COMMERCIAL TO LOW-MEDIUM DENSITY
RESIDENTIAL AND PROPOERTY AT 145 FULTON STREET FROM
MEDIUM DENSITY RESIDENTIAL TO LOW-MEDIUM DENSITY
RESIDENTIAL. APPLICATION OF MR. MIKE MUSSANO, ON BEHALF
OF WARD-YOUNG ARCHITECTURE AND PLANNING. FILE NO.
PLN2005-06.
After notification and public hearing, as specified by law 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 finds as
follows with respect to application PLN2005-06:
1. This proposed General Plan Amendment covers a .85 gross acre area and is
located on the northwest corner of Bucknall Road and Fulton Street. The proposed
land use change will allow the development of this lot as a transition between
adjacent residential development.
2. The proposed land use designation of Low-Medium Density Residential (6-13 units
per gross acre) establishes a desirable land use pattern in this neighborhood.
3. The requested land use designation change would establish a land use designation
that acts as a transition with land use designation of surrounding properties to the
west, south and north of the project site.
4. The proposed land use amendment is consistent with other General Plan Elements
as follows:
5. The residential designation allows the creation of additional housing opportunities
and furthers the objectives of the Housing Element by diversifying available housing
opportunities.
6. The intensity of development is supported by the existing circulation system and is
consistent with the Circulation Element.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
--
Planning Commission Resolution No. 3693
PLN2005-06 - 1859 Bucknall Road & 145 Fulton Street - General Plan Amendment
Page 2
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other General Plan Land Use
Designation.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed General Plan Land Use Designation change will not be detrimental to
the health, safety or welfare of the neighborhood or the City as a whole.
4. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
6. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required Conditions of Approval, will have a significant adverse impact on the
environment.
Passed and adopted this 13th day of December, 2005, by the following roll call vote:
AYES: COMMISSIONERS: Alderete, Doorley, Ebner, Francois and
Roseberry
NOES: COMMISSIONERS: Gibbons and Rocha
ABSENT: COMMISSIONERS: None
ABSTAIN: COMMISSIONERS: None
APPROVED BY:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
RESOLUTION NO. 3694
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMMENDING APPROVAL OF A ZONING
CLASSIFICATION CHANGE (PLN2005-88) FROM R-2-S (MULTIPLE
FAMILY RESIDENTIAL) TO P-D (PLANNED DEVELOPMENT FOR
PROPERTY LOCATED AT 145 FULTON STREET AND FROM C-1-S
(NEIGHBORHOOD COMMERCIAL) TO P-D (PLANNED
DEVELOPMENT) FOR PROPRETY LOCATED AT 1859 BUCKNALL
ROAD OWNED BY KIRKORIAN ENTERPRISES, LLC. APPLICATION
OF MR. MIKE MUSSANO, ON BEHALF OF WARD-YOUNG
ARCHITECTURE AND PLANNING. FILE NO.: PLN2005-88.
After notification and public hearing, as specified by law 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 application PLN2005-88:
1. The project site to be rezoned is a .61 acres and is located on the northwest corner
of Bucknall Road. and Fulton Street.
2. The proposed P-D (Planned Development) zoning classification is consistent with
the proposed General Plan Land Use Designation of Low-Medium Density
Residential, (6-13 units per gross acre) proposed for the project site.
3. The proposed zoning classification change is compatible with classification of
surrounding properties of the project site.
4. The proposed zoning is consistent with the Land Use Element of the General Plan.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed zoning classification will result in a more desirable environment and
use of the land than would be possible under other zoning classifications.
2. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts which are consistent with the
recommended General Plan land use designation of the property.
4. The proposed zoning classification change will not be detrimental to the health,
safety or welfare of the neighborhood or the City as a whole.
Planning Commission Resolution No. 3694
PLN2005-88 -- 1859 Bucknall Road & 145 Fulton Street Avenue -- Zone Changes
Page 2
5. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required Conditions of Approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends
approval of a Zoning Classification Change (PLN2005-88) from R-2-S (Multiple Family
Residential) to P-D (Planned Development) for property located at 145 Fulton Street
and from C-1-S (Neighborhood Commercial) to P-D (Planned Development for property
located at 1859 Bucknall Road owned by Kirkorian Enterprises, LLC.
PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Ebner, Francois and Roseberry
Gibbons and Rocha
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
RESOLUTION NO. 3695
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2005-89) TO ALLOW THE
CONSTRUCTION OF EIGHT SMALL-LOT SINGLE-FAMILY
RESIDENCES ON PROPERTY OWNED BY KIRKORIAN
ENTERPRICES, LLC, LOCATED AT 1859 BUCKNALL ROAD AND 145
FULTON STREET IN A C-1-S (NEIGHBORHOOD COMMERCIAL) AND
R-2-S (MULTIPLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. MIKE MUSSANO, ON BEHALF OF WARD-
YOUNG ARCHITECTURE AND PLANNING. FILE NO. PLN2005-89.
After notification and public hearing, as specified by law 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 application PLN2005-89:
1. The development of the proposed project will result in a use that is consistent with
proposed Low to Medium Density Residential General Plan land use designation.
2. The maximum density allowed under the General Plan is 13 units per gross acre.
The proposed project results in a density of 9.3 units per gross acre.
3. Small lot single-family developments in the City are required to be located within a
PD (Planned Development) Zoning District. The proposed project is consistent with
the PD Zoning District with the approval of a Planned Development Permit.
4. The project plans illustrate the construction of 8 residential units and related parking,
circulation and landscaping improvements. The proposed homes are two stories in
height.
5. The project consists of a 17,901 square-foot building of building area, with a building
coverage of 42%, landscaping coverage of 37% and paving coverage of 21 %.
6. The project has a Floor Area Ratio (FAR) of .68.
7. The project provides adequate parking through the provision of 31 parking spaces,
equivalent to 3.8 spaces per unit. Provisions are included in the C, C & R's that
require garage parking to remain available for parking.
8. Land uses surrounding the project site include four lexes to the north and the east,
and single-family uses to the south and the west.
9. The proposed project provides a total of 9,636 square feet of open space, equivalent
to an average of 1,204 square feet per unit.
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 2
10. The design of the buildings is compatible with other recently approved residential
projects in the Low-Medium Density residential range and relates well with the
surrounding neighborhood. Buildings are well articulated and utilize high quality
building materials.
11. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed development will result in a more desirable environment and use of the
land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will 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.
4. The development will be compatible with the Zoning Code of the City.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends
approval of a Planned Development Permit (PLN2005-79) to allow the construction of
eight small-lot single-family residences on property owned by Kirkorian Enterprises,
LLC, subject to the following conditions:
/
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 3
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted to construct an 8-unit residential development
on properties located at 1859 Bucknall Rd. and 145 Fulton Avenue. The building
design and site design shall substantially conform to the project exhibits listed below,
except as may be modified by the conditions of approval herein:
a. Project plans prepared by Ward Young Architect, dated October 7, 2005 and
November 16, 2005, including a grading and drainage plan, site plan, floor plans,
unit plans and building elevations consisting of 15 sheets.
b. Color/material board submitted by Ward Young Architects.
c. Conceptual Site Plan/Landscape Plan prepared by Ward Young Architects.
d. Tentative Subdivision Map prepared by Kenneth Nelson, R.C.E., dated October
11, 2005.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two year period or the Planned Development Permit shall be
void.
3. Tentative Subdivision Map: The Planned Development Permit approval is
contingent upon recordation of the Final Subdivision Map to divide the subject
property. The Final Subdivision Map shall be recorded prior to the issuance of
building permits.
4. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
shared driveway(s), front yard landscaping and fencing.
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 4
b. Continued architectural controls to ensure the architectural integrity of the
project.
c. Definition of common landscape areas to be maintained and provision of
maintenance for these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape
areas and shared access facilities.
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
5. Landscape Plan: The applicant shall submit four sets of a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform with the approved conceptual landscape
plan and the City's Water Efficient Landscaping Standards (WELS) and shall include
the following changes:
a. All new street trees in front landscape areas and along the street shall be twenty-
four inch box sizes. All other new trees shall be minimum 15 gallon.
b. The applicant shall provide decorative pavement (e.g. pavers or brick) within
driveway aprons. The design, materials and color to be used for the decorative
pavement shall be reviewed and approved by the Community Development
Director.
6. Buildina Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and
exhibits shall be reviewed by and approved by the Community Development Director
prior to the issuance of building permits. Project details include, but are not limited
to, the following:
a. Specifications for the colors and materials of the building and architectural
details.
b. Window schedules for high quality windows and window treatments.
c. Details of porches and garage doors.
7. Parkina and Drivewavs: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans.
.-
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 5
8. Fences: Any newly proposed fencing and/or walls shall comply with Section
21.18.050 of the Campbell Municipal Code and the approved site plan and shall be
reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project. The fencing plan shall include the following:
a. Details of the decorative picket fences;
b. Details of wood fencing along the development perimeter and within the
development.
9. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
unoccupied 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
and 11.414, 1985 Ed. Uniform Fire Code).
10. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
issuance of building permits of PG&E transformers and San Jose Water Company
back-flow preventers, indicating the location of the facilities and screening (if the
facilities are above ground) for approval by the Community Development Director. A
utility plan shall be submitted for review and approval of the Community
Development Director, prior to the issuance of Building Permits.
11. Contractor Contact Information Postinq: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of grading or building permits.
12. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
legally existing residential to be demolished. Prior to recordation of the Parcel Map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
13. On-site Iiqhtinq: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures, placement and lighting
intensity of any proposed exterior lighting for the project shall be reviewed and
approved by the Community Development Director prior to issuance of any building
permits for the project. Lighting fixtures shall be of a decorative design and shall be
compatible with the development and shall incorporate energy saving features. Low-
intensity, downward-directed lighting shall be used in all outdoor areas within the
project site.
14. ArchaeoloQical Resources: If deposits of prehistoric or historical archaeological
materials are encountered curing project construction activities, all work within 50
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 6
feet of the discovery shall be redirected and a qualified archaeologist shall be
contacted to evaluate the discoveries and make recommendations regarding their
potential significance and extent throughout the site. If such deposits cannot be
avoided, they shall be evaluated for their California and National Register eligibility.
If the deposits are not eligible, additional mitigation is not necessary. If the deposits
are eligible, they shall be avoided or adverse project effects shall be mitigated.
Upon completion of the archaeologist's evaluation, a report shall be prepared
documenting the methods and results of the research, and recommendations for
additional mitigation. The report should be submitted to the City of Campbell and
the Northwest Information Center (NWIC) at Sonoma State University.
15. Human Burial or Skeletal Element Discoverv: In the event a human burial or skeletal
element is identified during excavation or construction, work in that location shall
stop immediately until the find can be properly treated. The City and the Santa Clara
County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office
would notify the Native American Heritage Commission who would identify a "Most
Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction
with the project sponsor, shall formulate an appropriate treatment plan for the find,
which might include, but not be limited to, respectful scientific recording and
removal, being left in place, removal and reburial on site, or elsewhere. Associated
grave goods are to be treated in the same manner.
16. Paleontoloqical Resources: If paleontological resources are encountered during
excavation or construction, construction personnel shall be instructed to immediately
suspend all activity in the immediate vicinity of the suspected resources and the City
and a licensed paleontologist shall be contacted to evaluate the situation. A
licensed paleontologist shall be retained to inspect the discovery and make any
necessary recommendations to evaluate the find under current CEQA guidelines
prior to the submittal of a resource mitigation plan and monitoring program to the
City for review and approval prior to the continuation of anyon-site construction
activity.
17. Noise Mitiqation: General construction noise shall be limited to between the hours of
8:00 a.m. and 5:00 p.m. on Monday through Friday and between the hours of 9:00
a.m. and 4:00 p.m. on Saturday. No construction on Sundays.
18. Construction Mitiaation Measures: The following practices should be followed during
all phases of site preparation and construction activities:
a. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
permit. These truck routes shall avoid access to the project site via residential
streets where possible.
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 7
b. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
e. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
f. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
g. The "Basic Measures" and the "Enhanced Measures" listed in Table 1 from
BAAQMD CEQA Guidelines, 1999, shall be incorporated into the construction
plans and implemented for the proposed project. The "Optional Measures" listed
below shall also be incorporated. The City shall review the construction plans to
ensure these measures have been incorporated:
h. Install wheel washers for all existing trucks, or wash off all trucks and equipment
prior to leaving the site;
i. Suspend excavation and grading activity when winds exceed 25 miles per hour;
and
j. Limit the area subject to excavation, grading and other construction activity to 2
acres at anyone time.
Building Division:
19. Permits Required: A building permit application shall be required for each proposed
new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
20. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
21. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
22. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 8
23. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
24. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details.
25. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items;
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation corner locations
26. Title 24 EnerQY Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue lined on the construction plans. 8 % x 11 calculations shall
also be submitted.
27. Special Inspections; When a special inspection is required by UBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
28. Santa Clara Valley Non-Point Source Pollution Control Proqram; The City of
Campbell standard Santa Clara Valley Non-Point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24
inches by 36 inches) is available at the Building Division service counter.
29. Approvals Required; The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:*
i. Campbell Union School District (378-3405)
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 9
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
*Note: To determine your district, contact the offices identified above. Obtain the
school District payment form from the City Building Division, after the Division
has approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions only) (415-771-6000)
30. PG&E: Applicant is advised to contact Pacific Gas & Electric Company as early as
possible in the approval process. Service installations, changes and/or relocation
may require substantial scheduling time and can cause significant delays in the
approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole locations and required conductor clearances.
31. Construction Fencinq; This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems as per condition No.5 of this approval.
FIRE DEPARTMENT
32. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
33. Fire Apparatus (Enqine) Access Roads Required; Provide an access driveway
(Lots 5,6,and 7) with a paved all weather surface, a minimum unobstructed width of
12 feet, vertical clearance of 13 feet, 6 inches. Installations shall conform to Fire
Department Standard Details and Specifications Sheet D-1.
34. Timinq of Required Roadway Installations: Required access roads, up through first
lift of asphalt, shall be installed and accepted by the Fire Department prior to the
start of combustible construction. During construction, emergency access roads
shall be maintained clear and unimpeded. Note that building permit issuance may
be withheld until installations are completed. Temporary access roads may be
approved on a case by case basis.
35. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
~-
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 10
PUBLIC WORKS
36. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon
approval by the City Council and submit the map in a digital format acceptable to the
City.
37. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall
provide a current Preliminary Title Report.
38. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
39. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
40. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall Road
and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
i. Installation of traffic control, stripes and signs as necessary.
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 11
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's responsibility
in obtaining and complying with the requirements of these permits.
41. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
42. Maintenance of Landscapinq: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
43. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
44. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
45. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
46. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
47. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bucknall Road or Fulton Avenue have not been reconstructed or
Planning Commission Resolution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 12
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
48. Gradina and Drainaqe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
A grading and drainage certificate prepared by the licensed civil engineer or land
surveyor shall be submitted to the City Engineer upon project completion. This
certificate shall certify that final grading is in compliance with the approved grading
and drainage plan.
49. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
50.Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
51. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
Planning Commission I;.t;:solution No. 3695
PLN2005-89 - 1859 Bucknall Road & 145 Fulton Street
Recommending Approval of a Planned Development Permit
Page 13
PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Ebner, Francois and Roseberry
Gibbons and Rocha
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
RESOLUTION NO. 3696
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE
SUBDIVISION MAP (PLN2005-90) TO CREATE EIGHT RESIDENTIAL
LOTS ON PROPERTY OWNED BY KIRKORIAN ENTERPRISES LLC
LOCATED AT 1859 BUCKNALL ROAD AND 145 FULTON STREET IN
A C-1-S (NEIGHBORHOOD COMMERCIAL) AND R-2-S (MULTIPLE
FAMILY RESIDENTIAL) ZONING DISTRICTS. APPLICATION OF MR.
MIKE MUSSANO, ON BEHALF OF WARD-YOUNG ARCHITECTURE
AND PLANNING. FILE NO.: PLN2005-90.
After notification and public hearing, as specified by law 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 application PLN2005-90:
1. The proposed creation of 8 lots at a density of 9.3 units per gross acre is consistent
with the Low-Medium Density Residential (6-13 units per gross acre) General Plan
land use designation for the property.
2. The proposed Tentative Subdivision Map is consistent with the Planned
Development Zoning Ordinance.
3. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term maintenance of the common driveway, architectural integrity
and landscaping quality.
4. The Tentative Subdivision Map has been distributed to local agencies, including
Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley
Transportation Authority and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the proposed lots.
5. The proposed project, to the extent feasible, includes provisions for access to
natural air and light for all of the units.
6. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
7. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission Kt::solution No. 3696
PLN2005-90 - 1859 Bucknall Road and 145 Fulton Street
Recommending Approval of a Tentative Subdivision Map
Page 2
1. The proposed Tentative Subdivision Map is consistent with the General Plan and
Zoning Ordinance of the City.
2. The proposed Tentative Subdivision Map does not impair the balance between the
housing needs of the region and the public service needs of its residents and
available fiscal and environmental resources.
3. The design of the Tentative Subdivision Map provides, to the extent feasible, for
future passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends
approval of a Tentative Subdivision Map (PLN2005-90) to allow the creation of eight lots
on property owned by Kirkorian Enterprises LLC located at 1859 Bucknall Road and
145 Fulton Street in a C-1-S (Neighborhood Commercial) and R-2-S (Multiple Family
Residential) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval for a Tentative Subdivision Map to create 8 residential
lots on properties located at 1859 Bucknall Rd. and 145 Fulton Street. The site
design and subdivision design shall substantially conform to the project exhibits
listed below, except as may be modified by the conditions of approval herein:
Planning Commission Kesolution No. 3696
PLN2005-90 - 1859 Bucknall Road and 145 Fulton Street
Recommending Approval of a Tentative Subdivision Map
Page 3
a. Tentative Subdivision Map prepared by Kenneth Nelson, RCE and Lester
Ikegami, RCE, dated October 10 & 11, 2005, including a plot plan, preliminary
grading and drainage plan.
b. The proposed Tentative Subdivision Map shall delineate a landscape easement
along the street frontage of the project and along driveways where 3 foot picket
fences are shown.
2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of
two years from the date of final approval, unless an extension is granted prior to the
expiration date.
3. Planned Development Permit Approval: Valid approval is contingent upon
recordation of the Final Subdivision Map to divide the subject property. The Final
Subdivision Map shall be recorded prior to the issuance of building permits.
4. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for
approval by the Community Development Director and City Attorney, prior to the
recordation of the Final Subdivision Map, which provide for:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
landscaping, fences and driveways.
b. Continued architectural controls to ensure the architectural integrity of the
project.
c. Definition of common landscape and driveway areas to be maintained and
provisions for maintenance of these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape
and shared driveway(s).
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all
times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
PUBLIC WORKS
5. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon
Planning Commission ~t;solution No. 3696
PLN2005-90 - 1859 Bucknall Road and 145 Fulton Street
Recommending Approval of a Tentative Subdivision Map
Page 4
approval by the City Council and submit the map in a digital format acceptable to the
City.
6. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall
provide a current Preliminary Title Report.
7. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
8. Monumentation for Final Map: Prior to recordation of the final map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
9. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by
the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall Road
and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
i. Installation of traffic control, stripes and signs as necessary.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
Planning Commission "...~olution No. 3696
PLN2005-90 - 1859 Bucknall Road and 145 Fulton Street
Recommending Approval of a Tentative Subdivision Map
Page 5
conflict with the 20" SCVWD central pipeline. It shall be the owner's responsibility
in obtaining and complying with the requirements of these permits.
10. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
11. Maintenance of Landscapinq: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
12. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
13. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
14. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
15. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
16. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Bucknall Road or Fulton Avenue have not been reconstructed or
overlaid in the last 5 years. The pavement restoration plan shall indicate how the
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
17. Gradinq and Drainaqe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
-
Planning Commission ~esolution No. 3696
PLN2005-90 - 1859 Bucknall Road and 145 Fulton Street
Recommending Approval of a Tentative Subdivision Map
Page 6
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
A grading and drainage certificate prepared by the licensed civil engineer or land
surveyor shall be submitted to the City Engineer upon project completion. This
certificate shall certify that final grading is in compliance with the approved grading
and drainage plan.
18. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay
the required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
19. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA),. 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
20. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
.-.
Planning Commission F\...solution No. 3696
PLN2005-90 - 1859 Bucknall Road and 145 Fulton Street
Recommending Approval of a Tentative Subdivision Map
Page 7
PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Ebner, Francois and Roseberry
Gibbons and Rocha
None
None
APPROVED:
Elizabeth Gibbons, Chair.
ATTEST:
Sharon Fierro, Secretary
.-
Planning Commission fvlll1utes of December 13, 2005
Page 10
Motion:
Upon motion of Commissioner Alderete, seconded by
Commissioner Francois, the Planning Commission adopted
Resolution No. 3704 approving a Conditional Use Permit (PLN2005-
123) to allow late night uses to 3 a.m., 7 days a week, at an existing
restaurant on property owned Carol Hockenbury et al located at
1960 S. Bascom Avenue, with the edit to Condition of Approval No.
3 removing text "at the applicant's cost" for the six-month review
of this Use Permit, by the following roll call vote:
AYES: Alderete, Doorley, Ebner, Fran~ois, Gibbons, Rocha and
Roseberry
NOES: None
ABSENT: None
ABSTAIN: None
Chair Gibbons advised that this action is final unless appeal in writing to the City Clerk
within 10 calendar days.
-*
Chair Gibbons read Agenda Item No. 1 into the record as follows:
1. PLN2005-D6 (GP)
PLN2005-88 (ZC)
PLN2005-89 (PD)
PLN2005-90 (TS)
Mussano, M.
Public Hearing to consider the application of Mr. Mike
Mussano, on behalf of Ward-Young Architecture and
Planning, for a General Plan Amendment (PLN2005-06)
from Neighborhood Commercial to Low-Medium Density
Residential and from Medium-Density Residential to Low-
Medium Density Residential; a Zone Change (PLN2005-
88) from C-1-S (Neighborhood Commercial) and R-2-S
(Multiple Family Residential) to P-D (Planned
Development); a Planned Development Permit (PLN2005-
89) to allow the construction of eight small-lot single-family
residences and a Tentative Subdivision Map (PLN2005-
90) to allow the creation of eight lots on property owned by
Kirkorian Enterprises, LLC, located at 1859 Bucknall
Road and 145 Fulton Avenue in a C-1-S (Neighborhood
Commercial) and R-2-S (Multiple Family Residential)
Zoning District. A Mitigated Negative Declaration is
proposed for this project. Tentative City Council meeting
date: January 17, 2006. Project Planner: Tim J. Haley,
Associate Planner
Ms. Sharon Fierro, Community Development Director, presented the staff report as
follows:
· Advised that following review by staff, staff is recommending approval of a
Negative Declaration for a project located on the northwest corner of Bucknall
Road and Fulton Avenue.
-
Planning Commission rvllnutes of December 13, 2005
Page 11
· Described one parcel as currently containing a single-story convenience store and
the second parcel a two-story fourplex, both of which will be removed.
· Said that the surrounding properties include fourplexes to the north and east and
single-family residences to the south and west.
· Advised that on May 23, 2005, Council reviewed conceptual plans and authorized
the applicant to proceed with a General Plan Amendment application.
· Said that the existing General Plan designation is Medium Density Residential for
one parcel and Neighborhood Commercial for the other. It is proposed that both
would be changed to Low-Medium Density Residential, which allows 9.3 units per
gross acre.
· Explained that a Planned Development Permit would allow for individual ownership
of the units and some flexibility in design standards that allows for the creation of a
better project than might be achieved with standard zoning requirements.
Chair Gibbons asked about the differences in standards and how they help achieve a
better project.
Director Sharon Fierro said that the separation between units is less than required
under standard zoning.
Senior Planner Jackie C. Young Lind added that R-M Zoning requirements would
result in greater separation between units, greater setbacks to the porches and
greater setback from the north property line at five feet as opposed the proposed three
feet. However, as proposed the density would comply.
Director Sharon Fierro:
· Added that this proposed project complies with policies, strategies and goals of the
General Plan and Housing Element as well as with the Zoning Code with _the
issuance of a Planned Development Permit.
· Explained that a Planned Development Permit allows slight deviations in standards
to allow a superior development than would be achieved under standard zoning.
· Said that the architectural style is Craftsman with hip roof shapes and porch
elements typical of the style supported by the San Tomas Area Neighborhood
Plan. There will be picket fences at the street frontages and six-foot high good
neighbor fences.
· Stated that staff is recommending that the fencing for Lot 1 be relocated to provide
a private yard space for this residence.
· Added that parking requirements are met with this project that includes five
driveway aprons along the street frontage and two shared driveways.
· Said that staff is recommending a condition of approval that requires the use of
decorative paving on these driveways to improve their appearance.
· Stated that a landscape plan will be required utilizing 24 inch box trees.
· Reported that the Tentative Subdivision Map would create eight residential lots,
three of which are flag lots, two with shared driveway access.
.-
Planning Commission fVllnutes of December 13, 2005
Page 12
· Reported that a Homeowners' Association is required to ensure the maintenance
of landscaping and shared driveways as well as architectural continuity.
· Explained that the applicant objects to the condition requiring establishment of an
HOA and redesigned their project to include more driveways with street frontage
access so said HOA would not be required.
· Added that this applicant owns the apartments across the street and has
historically well maintained that landscaping.
· Said that staff believes it is important to have common lots with an HOA to deal
with landscaping maintenance along the perimeter of the property, maintenance of
driveways and to ensure that garages are left available for parking and not simply
used for storage.
· Recommended approval and advised that SARC will report on its review of this
proposal.
Commissioner Ebner asked if the City is asking for the five-foot setback.
Director Sharon Fierro replied no. If it were not a Planned Development, the five-foot
setback would be required. However, with a Planned Development Permit the
reduced three-foot setback is allowed. She added that staff is recommending
approval of this project with condition to establish an HOA.
Commissioner Alderete asked if the garage doors with raised panels and glass inserts
have been conditioned.
Director Sharon Fierro said that Condition 6 does require this but that condition could
be enhanced by adding subsection C requiring these details for the garage doors.
Chair Gibbons:
· Said that she has a number of questions including whether this Planned
Development project is better than using the current zoning requirements.
· Stated that the question of whether or not to have an HOA is an issue.
· Advised that she had asked to see the earlier proposal that included combined
driveways.
· Expressed concern about the percentage of driveway coverage visible from the
street frontage.
· Said that the three-foot side yard setbacks are of concern.
· Asked staff to explain what makes this project better as a Planned Development.
Director Sharon Fierro advised that the Architectural Advisor had reviewed the original
proposal in July 2005.
Chair Gibbons:
· Said that the original proposal had driveways to the rear and frontages to the
street.
· Questioned whether a Planned Development is best for this area.
Planning Commission tvllnutes of December 13, 2005
Page 13
Commissioner Alderete presented the Site and Architectural Review Committee report
as follows:
· Reported that SARC reviewed this project on November 22, 2005, and was
supportive.
· Said that SARC recommended the establishment of an HOA to maintain publicly
visible landscaping, fencing and architectural integrity of the development.
· Added that SARC also requested inclusion of decorative paving and more detailed
garage doors.
Chair Gibbons opened the Public Hearing for Agenda Item No.1.
Mr. Tim Ward, Architect and Applicant's Representative:
· Explained that the design changes they made to the project were not done only to
avoid establishing an HOA.
· Added that the original design did not provide back yards for the front units or
access from the street.
· Said that they have tried to design a neo-traditional neighborhood with nine units
per gross acre.
· Described the homes as modest, small homes ranging in size between 1 ,600 and
1,900 square feet. Most are three-bedroom with a couple of four-bedroom units.
· Said that they had tried to develop with four parking spaces per unit but were
unable to reach that standard.
· Said that carriage doors would be used for the garages and agreed that these
garages needed to have some added character.
· Assured that this is not some monolithic project but rather are individual homes.
· Stated that they are in agreement with the recommendations made by staff on the
issues of fencing, garage details and the creation of a back yard space for Lot 1.
· Said he is open to questions.
Mr. Dan Brodnick, Kirkorian Enterprises, LLC, 1630 W. Campbell Avenue, Campbell:
· Stated that this project has been 16 months in the planning and he worked closely
with Planner Tim Haley, talked with realtors and looked at the Summerhill project
for inspiration.
· Said that as designed, there are no common areas of ownership while the recent
Cullen DeMattei project on Kennedy does have a common ownership lot included.
· Said that to address staff concerns, they propose to file deed restrictions on the
issues of landscape maintenance, fencing and architectural controls.
· Stated that the concern with establishing an HOA is the on-going cost of
maintaining it. There is a need for about $100,000 in insurance and results in .
approximately $200 per month per unit in HOA fees.
· Added that an HOA can foreclose on a property simply for failure to pay HOA
dues.
· Assured that they want to maintain this property and that they own the apartments
across the street.
· Promised that the landscaping on this project would be maintained.
Planning Commission fvllnutes of December 13, 2005
Page 14
· Added that this proposal results in a better project than what is there now,
including a convenience store located in a residential neighborhood.
City Attorney William Seligmann advised that the Subdivision Code provisions require
an HOA when there is any shared access.
Ms. Mary Carson, 4564 Bucknall Road, Campbell:
· Stated that she lives across the street from this property.
· Questioned the proposed price ranges for these homes and the potential traffic
impacts on the area.
· Pointed out that it is difficult to get out now due to nearby traffic such as that
generated from nearby Harker Academy.
Mr. John Kirkorian, Kirkorian Enterprises, LLC, 1630 W. Campbell Avenue, Campbell:
· Thanked the Commission for its consideration of this project.
· Said that this property has been owned by his family for 40 years. A long-term
lease on the commercial property just recently expired.
· Said that this project represents a nice plan that fits in well into this neighborhood.
· Said he is not yet certain the sale price for these homes but anticipates
approximately $800,000.
· Said that there is nothing better for a new property owner than to take care of their
own yard.
Ms. Kim Carson, 4564 Bucknall Road, Campbell:
· Expressed support for an HOA.
· Stated that she resides directly across the street from this property and has owned
her home here for 20 years now. Prior to that time, she rented from the Kirkorians.
· Assured that the Kirkorians maintain their properties well.
· Said that she is all for establishment of an HOA as someone needs to oversee the
maintenance.
· Cautioned that there is no street parking available in this area and that the parking
lot of this convenience market often served as overflow parking for nearby
residents.
Director Sharon Fierro pointed to page 4 of the Initial Study regarding the traffic
analysis for this project. She advised that the finding has been made that the parking
from this development would be less than existing traffic for the fourplex and
convenience market and would result in no significant impact.
Chair Gibbons pointed out that 10 a.m. and 11 p.m. are the peak times for this
convenience business.
Chair Gibbons closed the Public Hearing for Agenda Item No.1.
Commissioner Doorley:
Planning Commission tvllllutes of December 13, 2005
Page 15
· Said that the Kennedy Avenue project is a logical one to use as a starting point of
discussion.
· Stated his support for the establishment of an HOA.
· Asked staff if Council had kept that requirement for an HOA in the Kennedy project
as a condition of approval.
Director Sharon Fierro replied yes.
Commissioner Doorley:
· Said that the same reasons for imposing it there apply here.
· Said he is not open to the request to remove the requirement for an HOA.
· Pointed out to Chair Gibbons that the evaluation of a Planned Development versus
an R-M-S (Multiple Family Residential) project includes aesthetic and upkeep
benefits with ownership units versus rental units.
Chair Gibbons:
· Said that Commissioner Doorley's point is well spoken.
· Said that the question she has is the quality of the open spaces provided which
impacts how well they could be taken care of.
· Added that she is concerned about the number of driveways and the amount of
garage shown from the street.
· Said that she is not sure the amount of landscaping that can be installed due to the
small size of some of the planting areas at about 2.5 feet in depth.
· Said that she loves the concept of ownership units versus rental units as there is a
market need for such units.
· Advised that State Law does not allow an HOA to foreclose on a property owner
solely due to delinquent HOA dues.
Commissioner Doorley added that a lien can be placed for such delinquent dues but
that cannot be the sole reason for a foreclosure.
Chair Gibbons stated that while this project is cleverly mapped out, it is too dense, has
too many driveways, too many compromises and too small of setbacks. Therefore,
she is not supportive.
Motion:
Upon motion of Commissioner Doorley, seconded by
Commissioner Roseberry, the Planning Commission took the
following actions:
· Adopted Resolution No. 3692 recommending that Council adopt
a Negative Declaration for the subject residential development;
· Adopted Resolution No. 3693 recommending that Council
approve a General Plan Amendment (PLN2005-06) to change the
General Plan land use designation from Medium-Density
Residential for 145 Fulton Street) and Neighborhood
~,
Planning Commission MUlutes of December 13, 2005
Page 16
Commercial for 1859 Bucknall Road to Low-Medium Density
Residential;
· Adopted Resolution No. 3694 recommending that Council
approve a Zoning Classification Change (PLN2005-88) from R-2-
S (Multiple Family Residential) for 145 Fulton Street and C-1-S
(Neighborhood Commercial) for 1859 Bucknall Road to P-D
(Planned Development);
· Adopted Resolution No. 3695 recommending that Council
approve a Planned Development Permit (PLN2005-89) to allow
the development of eight detached residential units; and
· Adopted Resolution No. 3696 recommending that Council
approve a Tentative Subdivision Map (PLN2005-90) to create
eight residential lots;
by the following roll call vote:
AYES: Alderete, Doorley, Ebner, Fran~ois and Roseberry
NOES: Gibbons and Rocha
ABSENT: None
ABSTAIN: None
Chair Gibbons advised that this item would be considered by Council at its meeting of
January 17, 2006, for final action.
***
Chair Gibbons read Agenda Item No.2 into the record as follows:
2. PLN2005-125 (ZC)
PLN2005-126 (PD)
PLN2005-127 (PM)
Almeleh, C.
Public Hearing to consider the application of Mr. Craig
Almeleh, on behalf of Architectural Technologies, Inc., for a
Zone Change (PLN2005-125) from M-1-S (Light Industrial)
to C-PD (Condominium - Planned Development); a Planned
Development (PLN2005-126) to allow the conversion of
four approved commercial/industrial buildings into 46
commercial/industrial condominium units and a Tentative
Parcel Map (PLN2005-127) for four lots for condominium
purposes on property owned by Mr. James Chalmers
located at 700 - 750 E. McGlincy Lane in an M-1-S (Light
Industrial) Zoning District. A Negative Declaration has been
prepared for this project. Tentative City Council Meeting
Date: January 17, 2006. Project Planner: Stephanie
Willsey, AICP, Planner I
Ms. Stephanie Willsey, Planner I, presented the staff report as follows:
. Advised that the applicant is seeking approval to allow the conversion of four
approved commercial/industrial buildings into 46 commercial/industrial
condominium units.
~..Of('CA4?.P<9
~ ~
U r
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... ...
'So", ~
. (,
OIlCH....,.O.
PLN2005-06 (GP)
PLN2005-88 (ZC)
PLN2005-89 (PD)
PLN2005-90 (TS)
Mussano, M.
-
~-
Attachment #7
ITEM NO.1
STAFF REPORT - PLANNING COMMISSION MEETING OF
December 13, 2005
Public Hearing to consider the application of Mr. Mike Mussano, on behalf
of Ward-Young Architecture and Planning, for a General Plan Amendment
(PLN2005-06) from Neighborhood Commercial to Low-Medium Density
Residential and from Medium-Density Residential to Low-Medium
Density Residential; a Zone Change (PLN2005-88) from C-I-S
(Neighborhood Commercial) and R-2-S (Multiple Family Residential) to
P-D (Planned Development); a Planned Development Permit (PLN2005-
89) to allow the construction of eight small-lot single-family residences
and a Tentative Subdivision Map (PLN2005-90) to allow the creation of
eight lots on property owned by Kirkorian Enterprises, LLC, located at
1859 Bucknall Road and 145 Fulton Street in a C-I-S (Neighborhood
Commercial) and R-2-S (Multiple Family Residential) Zoning District. A
Mitigated Negative Declaration is proposed for this project.
STAFF RECOMMENDATION
That the Planning Commission takes the following actions:
1. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a General Plan Amendment to change the General Plan land use designation
from Medium Density Residential (145 Fulton Street) and Neighborhood Commercial(1859
Bucknall Road) to Low-Medium Density Residential;
2. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a Zoning Classification Change from R-2-S (Multiple Family Residential
/145 Fulton Street) and C-I-S (Neighborhood Commercial/1859 Bucknall Road) to P-D
(Planned Development);
3. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a Planned Development Permit allowing the development of 8 detached
residential units, subject to the attached conditions of approval.
4. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a Tentative Subdivision Map to create 8 residential lots, subject to the
attached Conditions of Approval;
5. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council adopt a Mitigated Negative Declaration for the subject residential development.
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act (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 this project. Based upon the information provided in the Initial
Study, staff recommends that the Planning Commission recommend that the City Council adopt
.---
Staff Report - Planning Cv.nmission Meeting of December 13, 20v..} ,
PLN2005-06/88/89/90 ~ 1859 Bucknall Rd. & 145 Fulton Street
Page 2 of7
the Mitigated Negative Declaration prepared for this project. The Initial Study and the Mitigated
Negative Declaration are included as an attachment to this report. The mitigation measures
address potential short-term air quality impacts associated with construction, paleontological or
archaeological resources that might be encountered during project construction, strong seismic
ground shaking associated with potential geologic impacts, and potential noise impacts during
and after project construction, and water quality. The mitigation measures are included as
Conditions of Approval of the Tentative Subdivision Map and the Planned Development Permit
Permit. The 20-day public review period for the draft Mitigated Negative Declaration was
between, November 9, 2005 and November 29, 2005. No comments were received.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
.858 acres
.606 acres
37,358 sq. ft.
26,392 sq. ft.
Proposed Project Density 8 units @ 9.3 units per gross acre
Proposed General Plan Density 6-13 units per gross acre
Site Utilization
Building Coverage:
Paving Coverage:
Landscaping Coverage:
11,153 sq. ft.
5,603 sq. ft.
9,636 sq. ft.
42%
21%
37%
Floor Area Ratio (FAR):
.68 FAR
Proposed residences:
I ul I I Iluur (Jdrd!:'.L' ~"1 11\)\)1 I uta I I (It "i/c I (I[ 11,l()1 dlca
'\Ulllhcl "L1 It L't 1\ U agL' 1.111\)
Lot 1 786 443 1,022 2,251 3,327
Lot 2 732 416 896 2,044 2,777
Lot 3 925 451 1,016 2,392 3,322
Lot 4 925 451 1,016 2,392 3,193
Lot 5 853 429 1,046 2,328 3,558
Lot 6 853 429 1,046 2,328 3,422
Lot 7 715 462 915 2,092 3,875
Lot 8 685 449 946 2,080 2,871
Overall 17,901 26,345 38% .68
Building Height:
Proposed:
Two stories
25 feet
Maximum Allowed
Two and one-half stories
35 feet (R-2-S Zoning District)
Parking:
Proposed: Required:
31 spaces - 3.87 spaces per unit 28 spaces - 3.5 spaces
(16 covered, 15 uncovered) per unit
.-
Staff Report - Planning L..~nmission Meeting of December 13, 20ll.)
PLN2005-06/88/89/90 ~ 1859 Bucknall Rd. & 145 Fulton Street
Page 3 of7
Surrounding Uses:
North: Residential- Four-plex
South: Residential- Single-family Residential
East: Residential- Four-plex
West: Residential -Single-Family Residential
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of the following applications:
1. A General Plan Amendment from Medium Density Residential and Neighborhood
Commercial to Low-Medium Density Residential.
2. A Zone Change from R-2-S and C-I-S to P-D
3. A Planned Development Permit to allow the redevelopment of the .85 gross acre project
site to accommodate 8 detached residential units; and
4. A Tentative Subdivision Map to create 8 residential lots.
The subject properties are located on the northwest comer of Bucknall Rd and Fulton Street. The
project site is currently occupied by a single story convenience store of 4,400 square feet and a
two-story four-plex which would be removed with the development of the project. The project
site is surrounded four-plexes on the north and east, and single-family residential uses to the
south and west. The project site is currently zoned R-2-S (Multiple Family Residential) and
C-I-S (Neighborhood Commercial).
BACKGROUND
City Council Authorization: On May 23, 2005, the City Council authorized the applicant to
proceed with a General Plan Amendment for the project site from Medium Density Residential
and Neighborhood Commercial to Low-Medium Density Residential.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is currently
Medium Density Residential (14-20 units per gross acre) and Neighborhood Commercial for the
.85 acre project site. The applicant is requesting approval of a General Plan Amendment for both
parcels to Low-Medium Density Residential. The proposed land use change allows this project to
act as a transition from the surrounding four-plexes that are north and east of the site to the
adjacent single family uses to the south and west. The proposed project would result in a project
density of 9.3 units per gross acre, which would be consistent with the requested General Plan
Land Use Designation of Low-Medium Density Residential (6-13 units per gross acre) with the
approval of a Planned Development Permit.
The proposed project complies with the following General Plan Land Use Element policies and
strategies:
Staff Report - Planning LJ~nmission Meeting of December 13,20\)./
PLN2005-06/88/89/90 - 1859 Bucknall Rd. & 145 Fulton Street
Page 4 of7
Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for
and maintenance of a variety of residential densities to offer existing and future
residents of all income levels, age groups and special needs sufficient
opportunities and choices for locating in Campbell.
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of
residential, industrial and commercial neighborhoods, each with its own
individual character; and allow change consistent with reinforcing positive
neighborhood values, while protecting the integrity of the city's neighborhoods.
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods with consistent design
characteristics.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Strategy LUT -17.1 b: Landscaping: Ensure that new developments provide new
tree plantings, shrubs, greenery and other landscaping materials, and preserve
existing trees and shrubs.
Strategy LUT-7.2g: Landscaped and Tree Lined Streets: Provide attractive, user
friendly, tree-lined streets and install creative landscaping in street improvement
projects, where feasible.
Strategy LUT-12.1b: Drivewavs: Ensure that driveways are a sufficient distance
from intersections.
Policy LUT -3.1 : Variety of Residential Densities: Provide land use categories for
and maintenance of a variety of residential densities to offer existing and future
residents of all income levels, age groups and special needs sufficient
opportunities and choices for locating in Campbell.
Zoning Classification: The current zoning classifications for the project site are R-2-S (Multiple-
family residential) and C-I-S (Neighborhood Commercial). The applicant is requesting approval
of a zoning classification change to P-D (Planned Development) for both parcels. The proposed
development will be consistent with the zoning classification with approval of a Planned
Development Permit. The proposed development requires approval of flexible development
standards to allow the following:
. Creation of three smaller lots accessed by smaller private driveways;
· Lesser setbacks between the residential units and along the northern project boundary;
and within the project; and
· Smaller lot sizes less than the minimum lot size of 6,000 square feet typically required for
standard R-1-6 zoning districts.
Staff Report - Planning LVlnmission Meeting of December 13, 20v..)
PLN2005-06/88/89/90 - 1859 Buckna11 Rd. & 145 Fulton Street
Page 5 of7
Site Layout: The site plan depicts the placement of five of the lots along the street frontages and
the creation of three interior flag lots. The following features are provided with the proposed site
layout:
. A private interior circulation driveway system serves three lots;
· The development of a shared access drive between to two of the lots; and
. The provision of a common landscaping theme along the street frontage of the project.
Open Space: The site plan indicates that approximately 37 percent of the project site will be
landscaped. A majority of the residences have 10 to 12 foot rear yards with the exception of the
comer lot at the intersection of Buclmall Rd. and Fulton Street which has a 5 foot rear yard.
Yard areas along the street frontages are defined with low picket fences and single story covered
porch areas. The equivalent of 1,204 square feet of open space is provided per unit in the private
and public yards areas.
Building Design: Elevations depict a variety of residential designs with five different floor plans
and eight different elevations. The architectural style can be characterized as a Craftsman/Ranch.
Roofing forms are shown as both gable and hip roof shapes with an asphalt composition shingle
roofing material. Wall materials are shown as shingle and horizontal wood siding with stone
veneer wainscoting accents.
The elevations have been accentuated with single story porch elements, traditional window
forms, and decorative trim around all windows. Porches are detailed with open bracket supports
and wood rails.
Fencing: A low decorative picket fence is shown along the street frontages and along the private
driveways. The remainder of project fencing is shown with a 6'good neighbor wood fences
around the project perimeter.
Staff is recommending a condition of approval that a detailed fencing plan be submitted for
review and approval of the Community Development Director and that the fencing be relocated
on Lot One to accommodate a private yard area for this residence.
Parking: The site plan indicates the provision of 31 parking spaces, equivalent to 3.87 spaces per
unit which exceed the parking requirement of 3.5 spaces per unit.
The Parking and Loading Ordinance, requires 3.5 parking spaces per unit for townhomes or a
total of 28 parking spaces for this project.
Staff believes that the parking is adequate to meet the needs of the proposed development and is
supportive of the proposed parking ratio.
In that five of the driveway aprons are proposed along the street frontage and the project has
seven driveways, staff is recommending that a decorative paver be required to provide an
enhanced appearance to the drive aprons and the project appearance.
Staff Report - Planning Lvmmission Meeting of December 13, 20v,;
PLN2005-06/88/89/90 - 1859 Bucknall Rd. & 145 Fulton Street
Page 6 of7
Landscaping: The applicant has provided a conceptual landscape plan that illustrates the
landscaping of the street frontage yards and the private driveways. Staff is recommending a
condition of approval requiring the submittal of a more detailed landscaping and irrigation plan,
prior to the issuance of building permits. This condition would require the submittal of a plan
that includes the installation of the decorative paving treatments and the provision of minimum
24-inch box tree sizes along the driveways and the street frontage.
Subdivision Design: The applicant is requesting approval of a Tentative Subdivision Map to
subdivide the property into eight residential lots. Three of the proposed lots are flag lots and two
of the flag lots share a driveway access. No common lots are shown.
The applicant does not proposes to create a Homeowners Association for this project and wishes
to address common maintenance and use issues under Covenants, Conditions and Restrictions
(C,C & R's) see Attachment No. 11.
Staff is recommending the provision of a landscape and fencing easement along the street
frontage of the project to ensure a consistent landscape appearance to the development and the
creation of a Homeowner's Association to ensure on-going maintenance. The project density, a
shared driveway and a consistent development appearance warrants the creation of a
Homeowner's Association.
Common areas require the formation of a Home Owners Association. Projects with Home
Owners Association are called "common interest developments." Common interest
developments require approval of the State Department of Real Estate. This process ensures that
the Covenants, Conditions and Restriction (CC&R's) are adequate to provide for the long term
maintenance of the common areas and establishes a private governing body to fund and
administer compliance to established standards.
To ensure the proper maintenance and upkeep of the development, a condition of approval has
been added that requires that the applicant to submit a draft copy of the Covenants, Conditions
and Restrictions (CC&R's) prior to recordation of the Final Subdivision Map which include:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
properties;
b. Continued architectural controls to ensure the architectural integrity of the project;
c. Definition of publicly visible areas to be maintained and provision of maintenance for
these areas;
d. A funding mechanism to ensure maintenance and upkeep of common landscape areas as
necessary;
e. On-going maintenance of the required front yard landscaping for the project;
f. Requirement for the availability of interior garage spaces for each unit for the parking of
vehicles at all times; and
g. A prohibition on the use of parking spaces for storage purposes, including boats, trailers
and recreational vehicles.
The draft CC&R's shall be submitted prior to recordation of the Final Map, for review and
approval by the Community Development Director and City Attorney.
Staff Report - Planning Lvmmission Meeting of December 13, 20u)
PLN2005-06/88/89/90 ~ 1859 Bucknall Rd. & 145 Fulton Street
Page 70f7
Site and Architectural Review Committee: The Site and Architectural Review Committee
considered this application at its meeting of November 22,2005. The Committee was supportive
of the use and project with a condition that a Homeowners Association be created to maintain
publicly visible landscape areas and fencing, the shared driveway, and architectural integrity.
The Committee is also recommending that decorative paving and well designed garage doors be
utilized.
These recommendations are included in the conditions of approval.
Attachments:
1. Recommended Findings for a Mitigated Negative Declaration
2. Recommending Findings for File No. PLN 2005-05(General Plan Amendment)
3. Recommending Findings for File No. PLN2005-88 (Zoning Classification Change)
4. Recommending Finding for File No. PLN2005-89 (Planned Development Permit)
5. Recommending Findings for File No. PLN2005-90 (Tentative Subdivision Map)
6. Conditions of Approval of File PLN 2004-89 (Planned Development Permit)
7. Conditions of Approval of File PLN 2004-90(Tentative Subdivision Map)
8. Project Plans (Site Plan, Floor Plans, Unit Plans and Building Elevations)
9. Tentative Subdivision Map/Grading/Drainage Plan - Kenneth Nelson and Lester I. Ikegani
10. Initial Study/Draft Mitigated Negative Declaration
11. Letter-Kirkorian Enterprises, L.L.c. regarding Homeowners Association- December 7,2005
12. Location Map
::k~AZ:Planncr
Prepared by:
Approved by:
Attachment # 1
FINDINGS RECOMMENDING APPROVAL OF THE MITIGATED NEGATIVE
DECLARATION_FOR THE EIGHT UNIT DEVELOPMENT AT 1859 BUCKNALL RD
& 145 FULTON STREET
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1859 Bucknall Rd & 145 Fulton Street
Mike Mussano on Behalf of W ard- Young Architects
December 13, 2005
Findings recommending that the City Council adopt a Mitigated Negative Declaration for the
Eight Unit Housing Development at 1859 Bucknall Rd. and 145 Fulton Street.
The Planning Commission finds as follows with regard to the Mitigated Negative Declaration:
1. An Initial Study has been prepared for this Project, which provides documentation for the
factual basis for concluding that a Mitigated Negative Declaration may be adopted since no
substantial evidence exists, in light of the whole record, that the project may have a
significant effect on the environment. The project consists of the development of eight
detached small lot single-family residences, and related circulation and landscaping
improvements.
2. A Trip Generation Analysis was prepared to evaluate the potential traffic impacts of the
project and found that the proposed project will not cause an increase in traffic that is
substantial in relation to the existing traffic load and capacity of the street system. Given the
minor number of projected trips, the project will not exceed, either individually or
cumulatively, a level of service standard established by the Congestion Management
Program for designated roads or highways.
3. A Mitigated Negative Declaration that describes the reasons that the Eight Unit Housing
Project will not have a significant effect on the environment and therefore does not require
the preparation of an Environmental Impact Report was prepared pursuant to Section 15071
of the California Environmental Quality Act Guidelines.
4. There are no responsible agencies or trustee agencies responsible for resources affected by
this project.
5. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative Declaration
to the public via the Campbell Express and the County Clerk.
6. The City of Campbell provided a 20-day public review period of the Mitigated Negative
Declaration pursuant to Section 15073 of the California Environmental Quality Act
Guidelines. The 20-day public review period for the draft Mitigated Negative Declaration
was between November 9, 2005 and November 29,2005. No comments were received.
7. The mitigation measures address potential short-term air quality impacts associated with
construction, paleontological or archaeological resources that might be encountered during
project construction, strong seismic ground shaking associated with potential geologic
conditions, and potential noise impacts during and project construction. The mitigation
,..-
Findings for Recommendlug Approval
PLN2005-(06/88-90) - 1859 Bucknall Rd. and 145 Fulton Street
Attachment # 1
Page 2 of2
measures are included as Conditions of Approval of the Planned Development Permit and
Tentative Subdivision Map.
8. The Planning Commission hereby finds and determines that the Mitigated Negative
Declaration reflects the independent judgment of the Planning Commission.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
2. The Custodian of the Record for this Mitigated Negative Declaration and Initial Study is the
City Clerk of the City of Campbell, located at 70 North First Street, Campbell, California.
-
Attachment #2
FINDINGS FOR RECOMMENDING APPROVAL OF FILE NO. PLN2005-06
(GENERAL PLAN AMENDMENT)
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1859 Bucknall Rd. and 145 Fulton Street
Mike Mussano on behalf of Ward Young Architects
December 13,2005
Findings for recommending that the City Council approve a General Plan Amendment from
Medium Density Residential and Neighborhood Commercial to Low-Medium Density
Residential at 1859 Bucknall Rd. and 145 Fulton Avenue.
The Planning Commission finds as follows with regard to File No. PLN2005-06:
1. This proposed General Plan Amendment covers a .85 gross acre area and is located on the
northwest comer of Bucknall Rd and Fulton Street. The proposed land use change will allow
the development of this lot as a transition between adjacent residential development.
2. The proposed land use designation of Low-Medium Density Residential (6-13 units per gross
acre) establishes a desirable land use pattern in this neighborhood.
3. The requested land use designation change would establish a land use designation that acts as
a transition with land use designation of surrounding properties to the west, south and north
of the project site.
4. The proposed land use amendment is consistent with other General Plan Elements as follows:
5. The residential designation allows the creation of additional housing opportunities and
furthers the objectives of the Housing Element by diversifying available housing
opportunities.
6. The intensity of development is supported by the existing circulation system and is consistent
with the Circulation Element.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other General Plan Land Use Designation.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The proposed General Plan Land Use Designation change will not be detrimental to the
health, safety or welfare of the neighborhood or the City as a whole.
Findings for Recommend111g Approval
PLN2005-06 - 1859 Bucknall Rd. and 145 Fulton Avenue
Attachment #2
Page 2 of2
4. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
Attachment #3
FINDINGS FOR RECOMMENDING APPROVAL OF FILE NO. PLN2005-88 (ZONE
CHANGE)
SITE ADDRESS:
APPLICANT:
P.c. MEETING:
1589 Buckna11 Rd. and 145 Fulton Street
Mike Mussano on behalf of Ward Young Architects
December 13, 2005
Findings for recommending that the City Council approve a Zoning Classification Change from
R-2-S (Multiple-family residential) 145 Fulton Street and C-I-S (Neighborhood Commercial)
1859 Bucknall Rd. to P-D (Planned Development).
The Planning Commission finds as follows with regard to File No. PLN2005-88:
1. The project site to be rezoned is a .61 acres and is located on the northwest corner of
Bucknall Rd. and Fulton Street.
2. The proposed P-D (Planned Development) zoning classification is consistent with the
proposed General Plan Land Use Designation of Low-Medium Density Residential, (6-13
units per gross acre) proposed for the project site.
3. The proposed zoning classification change is compatible with classification of surrounding
properties of the project site.
4. The proposed zoning is consistent with the Land Use Element of the General Plan.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed zoning classification will result in a more desirable environment and use of
the land than would be possible under other zoning classifications.
2. The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the recommended
General Plan land use designation of the property.
4. The proposed zoning classification change will not be detrimental to the health, safety or
welfare of the neighborhood or the City as a whole.
5. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
----
Attachment # 4
FINDINGS FOR APPROVAL OF FILE NO. PLN2005-89 (PLANNED DEVELOPMENT
PERMIT)
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1859 Bucknall Rd. and 145 Fulton Street
Mike Mussano on behalf of Ward Young Architects
December 13,2005
Findings for approval of a Planned Development Permit (PLN2005-89) to allow the construction
of 8 detached single-familv residences at 1859 Bucknall Rd. and 145 Fulton Street
The Planning Commission finds as follows with regard to File No. PLN2005-89:
1. The development of the proposed project will result in a use that is consistent with proposed
Low to Medium Density Residential General Plan land use designation.
2. The maximum density allowed under the General Plan is 13 units per gross acre. The
proposed project results in a density of 9.3 units per gross acre.
3. Small lot single-family developments in the City are required to be located within a PD
(Planned Development) Zoning District. The proposed project is consistent with the PD Zoning
District with the approval of a Planned Development Permit.
4. The project plans illustrate the construction of 8 residential units and related parking, circulation
and landscaping improvements. The proposed homes are two stories in height.
5. The project consists of a 17,901 square-foot building of building area, with a building
coverage of 42%, landscaping coverage of 37% and paving coverage of 21 %.
6. The project has a Floor Area Ratio (FAR) of .68.
7. The project provides adequate parking through the provision of 31 parking spaces, equivalent
to 3.8 spaces per unit. Provisions are included in the C, C & R's that require garage parking
to remain available for parking.
8. Land uses surrounding the project site include fourplexes to the north and the east, and
single-family uses to the south and the west.
9. The proposed project provides a total of 9,636 square feet of open space, equivalent to an
average of 1,204 square feet per unit.
10. The design of the buildings are compatible with other recently approved residential projects
in the Low-Medium Density residential range and relates well with the surrounding
neighborhood. Buildings are well articulated and utilize high quality building materials.
11. A Mitigated Negative Declaration has been prepared for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Attachment # 4
Page 2 of2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The proposed development will 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.
4. The development will be compatible with the Zoning Code of the City.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
Attachment #5
FINDINGS FOR APPROVAL OF FILE NO. PLN2005-90
(TENTATIVE SUBDIVISION MAP)
SITE ADDRESS:
APPLICANT:
P.e. MEETING:
1859 Bucknall Rd. and 145 Fulton Street
Kenneth Nelson R.C. E
December 13, 2005
Findings for approval of a Tentative Subdivision Map to allow the creation of 8 residential lots at
1859 Bucknall Rd. and 145 Fulton Street.
The Planning Commission finds as follows with regard to File No. PLN2005-90:
1. The proposed creation of 8 lots at a density of 9.3 units per gross acre is consistent with the
Low-Medium Density Residential (6-13 units per gross acre) General Plan land use
designation for the property.
2. The proposed Tentative Subdivision Map is consistent with the Planned Development
Zoning Ordinance.
3. The provisions of the Covenants, Conditions and Restrictions are necessary to ensure the
long-term maintenance of the common driveway, architectural integrity and landscaping
quality.
4. The Tentative Subdivision Map has been distributed to local agencies, including Pacific Gas
and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority
and the Santa Clara Valley Water District. None of these agencies raised any concerns about
providing services to the proposed lots.
5. The proposed project, to the extent feasible, includes provisions for access to natural air and
light for all of the units.
6. The provisions of the Covenants, Conditions and Restrictions are necessary to ensure the
long-term property maintenance and continued architectural integrity of the project.
7. A Mitigated Negative Declaration has been prepared for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed Tentative Subdivision Map is consistent with the General Plan and Zoning
Ordinance of the City.
2. The proposed Tentative Subdivision Map does not impair the balance between the housing
needs of the region and the public service needs of its residents and available fiscal and
environmental resources.
Attachment # 5
Page 2 of2
3. The design of the Tentative Subdivision Map provides, to the extent feasible, for future
passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
Attachment #6
CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-89
(PLANNED DEVELOPMENT PERMIT)
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1859 Bucknall Rd. and 145 Fulton Street
Mike Mussano on behalf of Ward Young Architects
December 13, 2005
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State
of California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted to construct a 8-unit residential development on
properties located at 1859 Bucknall Rd. and 145 Fulton A venue. The building design and site
design shall substantially conform to the project exhibits listed below, except as may be
modified by the conditions of approval herein:
a. Project plans prepared by Ward Young Architect, dated October 7, 2005 and November
16, 2005, including a grading and drainage plan, site plan, floor plans, unit plans and
building elevations consisting of 15 sheets.
b. Color/material board submitted by Ward Young Architects.
c. Conceptual Site Plan/Landscape Plan prepared by Ward Young Architects.
d. Tentative Subdivision Map prepared by Kenneth Nelson, R.C.E., dated October 11,2005.
2. Permit Expiration: The Planned Development Permit is valid for a period of two years from
the date of final City Council approval. A building permit must be obtained within this two
year period or the Planned Development Permit shall be void.
3. Tentative Subdivision Map: The Planned Development Permit approval is contingent upon
recordation of the Final Subdivision Map to divide the subject property. The Final
Subdivision Map shall be recorded prior to the issuance of building permits
Attachment # 6
Page 2 of 12
4. Covenants, Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for approval by
the Community Development Director and City Attorney, prior to the recordation of the
Final Subdivision Map, which provide for:
Conditions of Approval - 1. lanned Development Permit (PLN2005-1 j)
a. Formation of a Homeowner's Association to ensure the long-term maintenance of shared
driveway(s), front yard landscaping and fencing.
b. Continued architectural controls to ensure the architectural integrity of the project.
c. Definition of common landscape areas to be maintained and provision of maintenance for
these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape areas and
shared access facilities.
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all times.
g. A prohibition on the use of parking spaces for storage purposes, including boats, trailers,
and recreational vehicles.
5. Landscape Plan: The applicant shall submit four sets of a final landscape and irrigation plan
to the Planning Division, prior to the issuance of building permits, for review and approval
by the Community Development Director. The landscape and irrigation plan shall
substantially conform with the approved conceptual landscape plan and the City's Water
Efficient Landscaping Standards (WELS) and shall include the following changes:
a. All new street trees in front landscape areas and along the street shall be twenty-four inch
box sizes. All other new trees shall be minimum 15 gallon.
b. The applicant shall provide decorative pavement (e.g. pavers or brick) within driveway
aprons. The design, materials and color to be used for the decorative pavement shall be
reviewed and approved by the Community Development Director.
6. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits. Project details include, but are not limited to, the following:
a. Specifications for the colors and materials of the building and architectural details.
b. Window schedules for high quality windows and window treatments.
c. Details of porches and garage doors.
7. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.28 of the Campbell Municipal Code and the approved project plans.
8. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.18.050 of
the Campbell Municipal Code and the approved site plan and shall be reviewed and approved
by the Community Development Director prior to issuance of any building permits for the
project. The fencing plan shall include the following:
Attachment #6
Page 3 of 10
a. Details of the decorative picket fences;
b. Details of wood fencing along the development perimeter and within the
development.
9. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All unoccupied 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 and 11.414, 1985 Ed. Uniform
Fire Code).
10. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to issuance
of building permits of PG&E transformers and San Jose Water Company back-flow
preventers, indicating the location of the facilities and screening (if the facilities are above
ground) for approval by the Community Development Director. A utility plan shall be
submitted for review and approval of the Community Development Director, prior to the
issuance of Building Permits.
11. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of grading or building permits.
12. Park Impact Fee: A park impact fee, based on a density range of six to thirteen units per
gross acre, is due upon development of the site. Credit shall be given for any legally existing
residential to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due.
The remaining 25% is due prior to issuance of a certificate of building occupancy.
13. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures, placement and lighting intensity of
any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to issuance of any building permits for the project.
Lighting fixtures shall be of a decorative design and shall be compatible with the
development and shall incorporate energy saving features. Low-intensity, downward-directed
lighting shall be used in all outdoor areas within the project site.
14. Archaeological Resources: If deposits of prehistoric or historical archaeological materials are
encountered curing project construction activities, all work within 50 feet of the discovery
shall be redirected and a qualified archaeologist shall be contacted to evaluate the discoveries
and make recommendations regarding their potential significance and extent throughout the
site. If such deposits cannot be avoided, they shall be evaluated for their California and
National Register eligibility. If the deposits are not eligible, additional mitigation is not
necessary. If the deposits are eligible, they shall be avoided or adverse project effects shall
be mitigated. Upon completion of the archaeologist's evaluation, a report shall be prepared
documenting the methods and results of the research, and recommendations for additional
mitigation. The report should be submitted to the City of Campbell and the Northwest
Information Center (NWIC) at Sonoma State University.
Attachment #6
Page 4 of 10
15. Human Burial or Skeletal Element Discovery: In the event a human burial or skeletal
element is identified during excavation or construction, work in that location shall stop
immediately until the find can be properly treated. The City and the Santa Clara County
Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify
the Native American Heritage Commission who would identify a "Most Likely Descendant
(MLD)." The archeological consultant and MLD, in conjunction with the project sponsor,
shall formulate an appropriate treatment plan for the find, which might include, but not be
limited to, respectful scientific recording and removal, being left in place, removal and
reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner.
16. Paleontological Resources: If paleontological resources are encountered during excavation
or construction, construction personnel shall be instructed to immediately suspend all activity
in the immediate vicinity of the suspected resources and the City and a licensed
paleontologist shall be contacted to evaluate the situation. A licensed paleontologist shall be
retained to inspect the discovery and make any necessary recommendations to evaluate the
find under current CEQA guidelines prior to the submittal of a resource mitigation plan and
monitoring program to the City for review and approval prior to the continuation of any on-
site construction activity.
17. Noise Mitigation: General construction noise shall be limited to between the hours of 8:00
a.m. and 5:00 p.m. on Monday through Friday and between the hours of 9:00 a.m. and 4:00
p.m. on Saturday. No construction on Sundays.
18. Construction Mitigation Measures: The following practices should be followed during all
phases of site preparation and construction activities:
a. Truck routes to and from the construction site should be established and submitted to the
City for review and approval prior to issuance of a building permit. These truck routes
shall avoid access to the project site via residential streets where possible.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
e. Prior to the issuance of building permits, the project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street so
that the contractor can be made aware of noise complaints.
f. Construction equipment, vehicles, and workers associated with the development of the
project shall not be permitted to park on any residential streets.
g. The "Basic Measures" and the "Enhanced Measures" listed in Table 1 from BAAQMD
CEQA Guidelines, 1999, shall be incorporated into the construction plans and
implemented for the proposed project. The "Optional Measures" listed below shall also
Attachment #6
Page 5 of 10
be incorporated. The City shall review the construction plans to ensure these measures
have been incorporated:
1. Install wheel washers for all existing trucks, or wash off all trucks and equipment
prior to leaving the site;
11. Suspend excavation and grading activity when winds exceed 25 miles per hour; and
Hi. Limit the area subject to excavation, grading and other construction activity to 2 acres
at anyone time.
Building Division:
19. Permits Required: A building permit application shall be required for each proposed new
dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
20. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
21. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
22. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
23. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
24. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
25. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items;
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation comer locations
Attachment #6
Page 6 of 10
26. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF -1 R and MF-
1 R shall be blue lined on the construction plans. 8 12 x 11 calculations shall also be
submitted.
27. Special Inspections; When a special inspection is required by UBC Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with UBC Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
28. Santa Clara Valley Non-Point Source Pollution Control Program; The City of Campbell
standard Santa Clara Valley Non-Point Source Pollution Control Program specification sheet
shall be part of plan submittal. The specification sheet (size 24 inches by 36 inches) is
available at the Building Division service counter.
29. Aoorovals Required; The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:*
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
*Note: To determine your district, contact the offices identified above. Obtain the
school District payment form from the City Building Division, after the Division has
approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions only) (415-771-6000)
30. PG&E: Applicant is advised to contact Pacific Gas & Electric Company as early as possible
in the approval process. Service installations, changes and/or relocation may require
substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with PG&E concerning utility easements, distribution pole
locations and required conductor clearances.
31. Construction Fencing; This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems as per condition No.5 of
this approval.
Attachment #6
Page 7 of 10
FIRE DEPARTMENT
32. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual pressure.
The required fire flow is available from area water mains and fire hydrant(s) which are
spaced at the required spacing.
33. Fire Apparatus (Enlc!ine) Access Roads Required; Provide an access driveway (Lots 5,6,and
7) with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet, 6 inches. Installations shall conform to Fire Department Standard
Details and Specifications Sheet D-1.
34. Timing of Required Roadway Installations: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
combustible construction. During construction, emergency access roads shall be maintained
clear and unimpeded. Note that building permit issuance may be withheld until installations
are completed. Temporary access roads may be approved on a case by case basis.
35. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS
36. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon approval by
the City Council and submit the map in a digital format acceptable to the City.
37. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide
a current Preliminary Title Report.
38. Private Easements: Upon recordation of the final map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
39. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall
provide a cash deposit for setting all monuments shown on the map. Monuments shall be
set per section 20.76.010 of the Campbell Municipal Code.
40. Street Improvements: Prior to recordation of the final map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be prepared
by a registered civil engineer, pay various fees and deposits, post security and provide
insurance necessary to obtain an encroachment permit for construction of the standard
public street improvements, as required by the City Engineer. The plans shall include the
following:
a. Show location of all existing utilities within the new and existing public right of
Attachment #6
Page 8 of 10
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall
Road and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
1. Installation of traffic control, stripes and signs as necessary.
J. Construction of conforms to existing public and private improvements, as
necessary .
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's
responsibility in obtaining and complying with the requirements of these
permits.
41. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
42. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
43. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
c1eanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
44. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
45. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
Attachment #6
Page 9 of 10
46. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
47. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation
or abandonment. Streets that have been reconstructed or overlaid within the previous five
years will require boring and jacking for all new utility installations. Bucknall Road or
Fulton A venue have not been reconstructed or overlaid in the last 5 years. The pavement
restoration plan shall indicate how the street pavement shall be restored following the
installation or abandonment of all utilities necessary for the project.
48. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a ten-year storm frequency,
prepare an engineered grading and drainage plan, and pay fees required to obtain necessary
grading permits. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
A grading and drainage certificate prepared by the licensed civil engineer or land surveyor
shall be submitted to the City Engineer upon project completion. This certificate shall
certify that final grading is in compliance with the approved grading and drainage plan.
49. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the
required Storm Drain Area fee of$2,385.00 per net acre, which is $1,531.00.
50. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater runoff
to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
Attachment #6
Page 10 of 10
51. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
Attachment # 7
CONDITIONS OF APPROV AL FOR FILE NO. PLN2005-90
(TENT A TIVE SUBDIVISION MAP)
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1859 Bucknall Rd. and 145 Fulton Street
Kenneth Nelson R. C. E.
December 13,2005
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval for a Tentative Subdivision Map to create 8 residential lots on
properties located at 1859 Bucknall Rd. and 145 Fulton Street. The site design and
subdivision design shall substantially conform to the project exhibits listed below, except as
may be modified by the conditions of approval herein:
a. Tentative Subdivision Map prepared by Kenneth Nelson, RCE and Lester Ikegami,
RCE, dated October 10 & 11, 2005, including a plot plan, preliminary grading and
drainage plan.
b. The proposed Tentative Subdivision Map shall delineate a landscape easement along
the street frontage of the project and along driveways where 3 foot picket fences are
shown.
2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of two
years from the date of final approval, unless an extension is granted prior to the expiration
date.
3. Planned Development Permit Approval: Valid approval is contingent upon recordation of
the Final Subdivision Map to divide the subject property. The Final Subdivision Map shall be
recorded prior to the issuance of building permits.
4. Covenants. Codes and Restrictions: The applicant shall submit a draft copy of the
Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for approval by
the Community Development Director and City Attorney, prior to the recordation of the
Final Subdivision Map, which provide for:
Attachment #7
Page 2 of 4
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
landscaping, fences and driveways.
b. Continued architectural controls to ensure the architectural integrity of the project.
c. Definition of common landscape and driveway areas to be maintained and provisions
for maintenance of these areas.
d. A funding mechanism to ensure maintenance and upkeep of common landscape and
shared driveway(s).
e. On-going maintenance of the required front yard landscaping for the project.
f. Requirement for the availability of garage space for the parking of vehicles at all times.
g. A prohibition on the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
PUBLIC WORKS
5. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon approval by
the City Council and submit the map in a digital format acceptable to the City.
6. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide
a current Preliminary Title Report.
7. Private Easements: Upon recordation of the final map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
8. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall
provide a cash deposit for setting all monuments shown on the map. Monuments shall be
set per section 20.76.010 of the Campbell Municipal Code.
9. Street Improvements: Prior to recordation of the final map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be prepared
by a registered civil engineer, pay various fees and deposits, post security and provide
insurance necessary to obtain an encroachment permit for construction of the standard
public street improvements, as required by the City Engineer. The plans shall include the
following:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
Attachment #7
Page 3 of4
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter
as required by the Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches and curb ramps on Bucknall Road and Fulton Street as necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall
Road and Fulton Street.
f. Installation of City standard benchmark.
g. Installation of monument wells.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along Bucknall
Road, and Fulton Street.
1. Installation of traffic control, stripes and signs as necessary.
J. Construction of conforms to existing public and private improvements, as
necessary .
k. Permits will be required from the City of San Jose and Santa Clara Valley Water
District for utility, sanitary sewer and storm sewer connections including trench
restoration on Bucknall Road. Note that the proposed sanitary and storm
connections on Bucknall Road is in San Jose jurisdiction and may also be in
conflict with the 20" SCVWD central pipeline. It shall be the owner's
responsibility in obtaining and complying with the requirements of these
permits.
10. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
11. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
12. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
13. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
14. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
15. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and
Attachment #7
Page 4 of4
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
16. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation
or abandonment. Streets that have been reconstructed or overlaid within the previous five
years will require boring and jacking for all new utility installations. Bucknall Road or
Fulton Avenue have not been reconstructed or overlaid in the last 5 years. The pavement
restoration plan shall indicate how the street pavement shall be restored following the
installation or abandonment of all utilities necessary for the project.
17. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a ten-year storm frequency,
prepare an engineered grading and drainage plan, and pay fees required to obtain necessary
grading permits. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
A grading and drainage certificate prepared by the licensed civil engineer or land surveyor
shall be submitted to the City Engineer upon project completion. This certificate shall
certify that final grading is in compliance with the approved grading and drainage plan.
18. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the
required Storm Drain Area fee of $2,385.00 per net acre, which is $1,531.00.
19. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater runoff
to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
20. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.