PC Res 4071RESOLUTION NO. 4071
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2011-255) WITH A
PARKING MODIFICATION PERMIT (PLN2012-43) TO ALLOW
THE CONSTRUCTION OF 25 SMALL-LOT SINGLE-FAMILY
RESIDENCES ON PROPERTY LOCATED AT 125 S. SAN
TOMAS AQUINO ROAD. APPLICATION OF ARCADIA HOMES,
INC. FILE NO: PLN2011-255/PLN2012-43
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to File No. PLN2011-255/PLN2012-
43:
Environmental Finding
1. 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).
Evidentiary Findings
2. The density of the proposed project site is 9.2 units per gross acre, which is
consistent with the proposed General Plan land use designation of Low-Medium
Density Residential (6-13 units per gross acre).
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
4. The site plan proposes the construction of twenty-five small lot detached single-family
residences, each on individual lots. All of the residences would take vehicular access
from a common access driveway off of San Tomas Aquino Road.
5. The project provides a total of 71 on-site parking spaces, where 75 spaces are
required.
6. The project will provide 14 off-site street parking spaces that will compensate for the
reduction of on-site parking spaces.
7. The completed project would consist of twenty-five new residences with a building
coverage of 32%, landscaping coverage of 21 % and paving coverage of 47%.
8. The proposed project will have a per parcel floor area ratio (FAR) ranging from .67 to
1.43.
Planning Commission Resolution No. 4071
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Recommending Approval of a Planned Development Permit with a Parking Modification Permit
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed development will clearly result in a more desirable environment and
use of the land than would be possible under any other zoning district classification.
2. The proposed 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 proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
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. Due to the unique nature and circumstances of the project, or special development
features, the anticipated number of parking spaces necessary to serve the use or
structure is less than that required by the applicable off-street parking standard, and
would be satisfied by the existing or proposed number of parking spaces, as
supported by review of the applicant's documentation and/or a parking demand study
prepared by a qualified transportation engineer accepted by the decision-making
body.
8. Conditions of approval have been incorporated into the project to ensure the long-
term adequacy of the provided off-street parking.
9. Approval of the parking modification permit will further the purpose of this chapter.
10. 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.
Planning Commission Resolution No. 4071
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Recommending Approval of a Planned Development Permit with a Parking Modification Permit
Page 3
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of
a Planned Development Permit (PLN2011-255) with a Parking Modification Permit
(PLN2012-43) to allow the construction of 25 small-lot single-family residences on property
located at 125 S. San Tomas Aquino Road, subject to the attached Conditions of
Approval (attached Exhibit "A").
PASSED AND ADOPTED this 22~d day of May, 2012, by the following roll call vote:
AYES: Commissioners: Alster, Resnikoff, Reynolds and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Brennan, Ebner and Gibbons
ABSTAIN: Commissioners: None
APPROVED:
Theresa Alster, Chair
ATTEST:
Conditions of Approval Exhibit A
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 1
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 is granted for a Planned Development Permit (PLN2011-
255) with a Parking Modification Permit (PLN2012-43) to allow the construction of
twenty-five small lot detached single-family residences, in conjunction with, and
subject to, approval of a General Plan Amendment (PLN2011-258), a Zoning Map
Amendment (PLN2011-257), a Tentative Vesting Subdivision Map (PLN2011-256),
and a Tree Removal Permit (PLN2012-100), on property located at 125 S. San
Tomas Aquino Road. The project shall substantially conform to the Revised Project
Plans (including architectural, civil, and landscaping sheets), dated as received by the
Planning Division March 15, 2012, except as may be modified by the Conditions of
Approval herein
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 and Parking Modification
Permit shall be void.
3. Indemnity: Within thirty (30) days of project approval, the applicant shall enter into an
agreement satisfactory to the City Attorney to indemnify and defend the City of
Campbell, its officers, officials, employees, and agents from any and all actions,
liabilities, losses, and torts, including attorney's fees arising out of or connected unto
any challenge to the decision of the City Council on this application.
4. Final Map: The Planned Development Permit approval is contingent upon recordation
of the Final Vesting Subdivision Map to divide the subject property. The Final Vesting
Subdivision Map shall be recorded prior to the issuance of building permits.
5. Planning Mitigation Monitoring Fee: Prior to building permit issuance, the applicant
shall pay a $8,000.00 deposit to cover the actual staff cost, at the rate of an Associate
Planner position, to ensure compliance with the mitigation monitoring and with the
conditions of approval specified herein.
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 2
6. Revision to Plans: The building permit submittal construction plans shall incorporate
the following revisions:
a. Conditions of Approval: The conditions of approval herein shall be stated in
fuller in the construction plans.
b. Site Plan: The site plan shall identify Lots No. 8 & 9 as being developed with 2-
story units.
c. Landscaping Plan: The applicant shall submit a final landscape and irrigation
plan with the building permit construction drawings prepared by a licensed
landscape architect, in compliance with Chapter 2.7, Division 2, of Title 23 of the
California Code of Regulations -Water Efficient Landscape Requirements, in
substantial compliance with the conceptual landscaping plan. The Landscaping
plan shall include the following:
o All trees shall be a minimum 24-inch boxed size and all shrubs shall be a
minimum of 5-gallon size. No redwood trees shall be used as on-site
landscaping.
o The number of landscaping plantings shall be minimized to reduce long-term
maintenance cost.
o All landscape areas shall be protected by 6-inch high poured in place
concrete curbs.
o A notation indicating that all landscaping shall be installed prior to building
occupancy.
7. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits
shall be approved by the Community Development Director prior to the issuance of
building permits.
8. Pad Certification: Following site grading and prior to preparation of individual building
pad forms, the following improvements shall be certified by a licensed land surveyor
and reviewed by the Community Development Director to determine consistency with
the Planning Commission approved plan (grade, pad and drainage).
9. 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. 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. The fee is currently set at $9,415.00 per unit. This
fee is subject to change and the fee in effect at the time of payment shall be the fee
due.
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 3
10. Below Market Rate Housing: In compliance with CMC 21.24 (Inclusionary Housing
Ordinance), the developer shall enter into a below market housing (BMR) agreement
with the City to provide four (4) on-site residential units at below market rate cost to
lower-income and moderate-income households for a period of forty-five (45) years.
The agreement, which shall be prepared to the satisfaction of the Community
Development Director, shall specify the exact distribution, location, and affordability-
level of the below market rate units. The agreement shall be executed prior to the
issuance of building permits.
11. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building
wall for review and approval by the Community Development prior to the issuance of
Building Permits. In order to obtain approval, 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. Additionally, number material and color
is required to contrast with their background.
12. Fences & Retaining Walls: All new fences and wall shall be constructed in
compliance with the approved Project Plans. The design and location of all fences
and retaining walls shall be reviewed and approved by the Community Development
Director prior to issuance of any building permits for the project. Fencing along the
property lines shall be replaced at the expense of the applicant, unless it is
determined to be in good condition by the Community Development Director.
13. Property Maintenance: The property is to be maintained free of any combustible
trash, debris, and weeds until the time that actual construction commences. Any
vacant 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).
14. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back-flow preventers, indicating the location of the boxes for approval by
the Community Development Director.
15. On-Site Lighting: The design and type of lighting fixtures and lighting intensity of new
exterior lighting for the project shall be in compliance with the Approved Project
Plans, and shall be reviewed and approved by the Community Development Director
prior to installation. Lighting fixtures shall be of a decorative design to be compatible
with the residential development and shall incorporate energy saving features.
Lighting standards shall not exceed 18'/2 feet (on center) in height.
16. 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 issuance of building permits.
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 4
17. Construction Activities: Construction Related Activities shall conform to the following
restrictions [MITIGATION MEASURE 12(b)]
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
b. Truck routes to and from the construction site shall be established to avoid
access to the project site via residential streets where possible.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. 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.
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.
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
18. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicant shall provide the location of such vents on the building plan elevations and
roof plans, to the satisfaction of the Community Development Director, prior to
issuance of building permits.
19. Cultural Resources: If archaeological or 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 archeologist or paleontologist shall be contacted to
evaluate the situation. A licensed archeologist or 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. [MITIGATION MEASURE 5(a)]
20. Geology and Soils: The applicant shall comply with the recommendations in the
Geotechnical Investigation, dated May 14, 2010 by Cornerstone Earth Group. Such
recommendations shall be incorporated into the project's final engineering design to
minimize the damage from seismic shaking, unsuitable fill, and other geological
deficiencies. The project shall use standard engineering techniques and conform to
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 5
the requirements of the International Building Code to reduce the potential for seismic
damage and risk to future occupants. [MITIGATION MEASURE 6(a)]
21. Hazards and Hazardous Materials: Prior to issuance of a demolition or building
permit, the applicant shall provide a Soil Management Plan (SMP), prepared by a
qualified professional, that shall provide protocols and procedures to be employed if
contaminated materials are encountered during site development activities.
[MITIGATION MEASURE 8(a)]
22. Noise: All windows and door for residential units fronting San Tomas Aquino Road
shall include sound insulation ratings of no less than STC 32. Windows and doors for
all other units shall incorporate STC rating of no less than 26. [MITIGATION
MEASURE 12(a)]
Building Division:
23. Permits Required: A building permit application shall be required for each proposed
new single family dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
24. 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.
25. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
26. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
27. Soils Resort: 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.
28. 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 thorough site drainage details. Property
lines shall be clearly identified in relationship to exterior walls.
29. 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
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 6
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
30. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well.
31. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Appendix 1, Section 106. Please obtain City of Campbell
Special Inspection forms from the Building Inspection Division Counter.
32. Non-Point Source Pollution Control: 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" X 36") is available at the Building
Division service counter.
33. 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. Bay Area Air Quality Management District (Demolitions Only)
d. 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.
34. P.G. & E.: The applicant is advised to contact P.G. &E. as early as possible in the
approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process.
The applicant should also consult with P.G. & E. concerning utility easements,
distribution pole locations and required conductor clearances.
35. Cal Green Building Code: This project is subject to the mandatory requirements for
new residential structures under the California Green Building Code, 2010 edition.
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 7
36. 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.
37. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
FIRE DEPARTMENT
38. Fire Review: Review of this Developmental proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not
be construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable construction
permits.
39. Automatic Fire Sprinkler System Reauired: An automatic sprinkler system shall be
provided throughout all new buildings and structures exceeding one (thousand)
square feet. Exception: Group A, B, E, F, I, L, M, S and U occupancy buildings and
structures that do not exceed 1,000 square feet of building area. NOTE: Covered
porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A
State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this department
for review and approval prior to beginning their work. CFC Sec. 903.2, as adopted
and amended by CBLMC.
40. Fire Apparatus (Ladder Truck) Access Roads Required: Provide access roadways
with a paved all weather surface and a minimum unobstructed width of 26 feet,
vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 45 feet
outside and 31 feet inside, a maximum slope of 10% and vehicle loading of 75,000
pounds. CFC Sec. 503.
41. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. For installation guide lines refer to
Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503.
42. Rescue Window Access: Ground-ladder rescue from second and third floor rooms
shall be made possible for fire department operations. With the climbing angle of
seventy five degrees maintained, an approximate walkway width along either side of
the building shall be no less than seven feet clear. Landscaping shall not be allowed
to interfere with the required access. CFC Sec. 1029.
Conditions of Approval
Planned Development Permit with Parking Modification Permit
PLN2011-255/PLN2012-43 - 125 S. San Tomas Aquino Road
Page 8
43. 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.
CFC Sec. 505.
44. Public Fire Hydrant(s) Required: Provide public fire hydrant(s) at location(s) to be
determined jointly by the Fire Department and San Jose Water Company. Maximum
hydrant spacing shall be 600 feet, with a minimum single hydrant flow of 1,000 GPM
at 20 psi, residual. Fire hydrants shall be provided along required fire apparatus
access roads and adjacent public streets. Show these on the Utility plan CFC Sec.
507.
45. Timing of Required Water Supply Installations: Installations of required fire service(s)
and fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the
start of framing or delivery of bulk combustible materials. Building permit issuance
may be withheld until required installations are completed, tested, and accepted. CFC
Sec. 501.
46. 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. CFC Sec. 501.
PUBLIC WORKS DEPARTMENT
47. Tentative Vesting Subdivision Map: All Conditions of Approval of the Vesting
Tentative Subdivision Map (PLN2011-256) shall be implemented and fulfilled to the
satisfaction of the Public Works Director. Non-compliance shall be grounds for
consideration of revocation of the Planned Development Permit by the City Council.