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PC Res 4248RESOLUTION NO. 4248 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2015-35) FOR THE PROJECT LOCATED AT 1685 BUCKNALL ROAD. 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 the recommended approval of a Planned Development Permit (PLN2015-35): Environmental Finding 1. An Initial Study has been prepared for the Residential Development project located at 1685 Bucknall Road, and provides documentation for the factual basis for concluding that a 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 environmenl:. The project consists of the development of three residential units. Evidentiary Findings 1. The proposed project ("project") includes a Planned Development Permit (PLN2015- 35) to allow the construction of three (3), two-story, detached single-family townhomes; Tentative Parcel Map (PLN2015-36)to subdivide a parcel into four parcels including one common lot, Zoning Map Amendment (PLN2015-37) to allow a PD zoning designation, and a Tree Removal Permit (PLN2015-38) on property located at 1085 Bucknall Road. 2. The project site is a .28 net acre property. 3. The project site is generally located on the north side of Bucknall Road, between Rachel Court to the west and Della Court to the east. 4. The project site is current zoned R-2 (Multi-family Residential) but the applicant has applied for a P-D (Planned Development) Zoning Map Amendment (PLN2015-37). 5. The project site has a General Plan Land Use Designation of Medium Density Residential (14-20 units/Gr. Acre). 6. The proposed Planned Development Permit will allow construction of three (3), two- story, detached single-family townhomes. 7. The proposed Planned Development Permit (PLN2015-35) may be approved concurrently, and subject to, a Tentative Parcel Map (PLN2015-36), Zoning Map Amendment (PLN2015-37), and Tree Removal Permit (PLN2015-38). Planning Commission Resolution No. 4248 Findings Recommending Approval of a Planned Development Permit (PLN2015-35) Page 2 of 3 8. The proposed residential land use, at a density of 9.2 units/gr. acre, is consistent with the allowable land use and maximum density permitted by the Medium Density Residential (~4-20 units/gr. acre) General Plan land use designation. 9. The project would be consistent with the following General Plan policies and strategies: 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. 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 ar~d 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. 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. Planning Commission Resolution No. 4248 Findings Recommending Approval of a Planned Development Permit (PLN2015-35) Page 2 of 3 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. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2015-35) for the Project located at 1685 Bucknall Road, subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED this 27th day of October, 2015, by the following roll call vote: AYES: Commissioners: Bonhagen, Dodd, Finch, Kendall, Reynolds, Rich, and Young NOES: Commissioners: None ABSENT: Commissioners None ABSTAIN: Commissioners: None APPROVED L ATTEST: Paul Kermoyan, Secretary amela Finch, C i EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Planned Development Permit (PLN201 5-35) Where approval k>y 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 for a Planned Development Permit (PLN2015-35) to allow the construction of three (3), two-story, detached single-family townhomes, subject to approval of a Tentative Parcel Map (PLN2015-36) to subdivide a parcel into four parcels including one common lot, Zoning Map Amendment (PLN2015-37) to allow a PD zoning designation, and a Tree Removal Permit (PLN2015-38) on property located at 1685 Bucknall Road. The project shall substantially conform to the Project Plans and Color Board, dated as received by the Planning Division September 11, 2015 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 shall be void. 3. Tract Map: The Planned Development Permit approval is contingent upon recordation of the Tract Map to divide the subject property. The Tract Map shall be recorded prior to the issuance of building or grading permits. 4. Private Street ~' Driveway Materials: The private street /driveway shall be composed of permeable pavers that allow infiltration of stormwater into the ground. The pavers shall be maintained over time to maintain a high surface infiltration rate and prevent sources of sediment (e.g., leaves and mulch) from clogging the pavers. 5. Guest Parking Space Materials: The guest parking spaces shall be constructed of grasscrete or a similar material composed of hardscape and greenscape. 6. Architectural Refinements: Architectural refinements to the project that would not substantially alter the design as determined by the Community Development Director, may be administratively reviewed and approved by the Community Development Director as part of the review of construction plans for a building permit. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 2 of 10 7. Landscaping Plan: The construction drawings for a building permit shall include a "final" landscaping plan, including irrigation details and associated calculations, in compliance with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations as adopted by the Campbell water-efficient landscape guidelines. All replacement trees required by the Tree Removal Permit shall be noted as such. 8. Equal Access: As codified within the project's CC&Rs, the Home Owners Association shall maintain equal access to all common facilities and amenities for all residents (renters and homeowners) of the project. 9. 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. 10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). However, lighting along the private roadways shall be of sufficient illumination to ensure the security of the development. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 11. 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 approved plan (grade, pad and drainage). 12. 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 Department 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. 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 (California Fire Code, 2013 Edition). 14. Stormwater and Grading Requirements: The project shall comply with City stormwater and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more specifically itemized in the Public Works Department Conditions of Approval. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 3 of 10 15. 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. 16. Human Remains: 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 in compliance with § 7050.5 of the California Health and Safety Code and § 5097.94 of the California Public Resources Code. 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. 17. Construction Activity: The following standards shall apply to construction of the project: • The projecl: applicant shall ensure that construction plans include the BAAQMD Best Management Practices for fugitive dust control. The following will be required for all construction activities within the project area. These measures will reduce fugitive dust emissions primarily during soil movement, grading and demolition activities, but also during vehicle and equipment movement on unpaved project sites: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All streets, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 4 of 10 f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of CCR). Clear signage shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. A publicly visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. • Constructian Hours (CMC 18.04.052): Construction activity shall be limited to the hours of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of construction shall be nine a.m. and four p.m. There shall be no construction activity on Sundays or National Holidays. • Constructian Noise (CMC 18.04.052): No loud environmentally disruptive noise over fifty DBS such as air compressors without mufflers, continuously running motors or generators, loud playing musical instruments or radios will be allowed during the authorized hours of construction, Monday through Saturday, where such noise may be a nuisance to adjacent residential neighbors. Such nuisances shall be discontinued. • 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. Building Division: Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building permit shall comply with the code in effect at that time. Submit permit application together with required documents to the Building Inspection Division to obtain a building permit. No construction can be commenced without an appropriate building permit. To the satisfaction of the building division manager/building official: 18. Permits Required: A building permit application shall be required for the proposed new residential subdivision for each dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 19. 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. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 5 of 10 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 in. X 36 in. 22. Site Plan: Application for building permit shall include a competent site plan prepared by a licensed engineer or surveyor that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include thorough site drainage details. 23. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue- lined on the canstruction plans. 8'/Z X 11 calculations shall be submitted as well. 24. 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 Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 25. 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. 26. Approvals Required: The project requires the following agency approval or consultation prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. San Jose Water Company (408) 279-7900 (Customer Service) 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. e. Bay Area Air Quality Management District (Demolitions Only) Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 6 of 10 27. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 28. California Green Building Code: This project is subject to the mandatory requirements for new residential structures (Chapter 4) under the California Green Building Code, 2013 edition 29. 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. 30. 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. 31. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the California Residential building Code 2013 edition, and be equipped with a complying Fire Sprinkler system. 32. Storm Water Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels. 33. California Access: This application shall be reviewed to comply with access requirements in Chapter 11A of the California Building Code (2013 edition). PUBLIC WORKS DEPARTMENT 34. Parcel Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Parcel Map for recordation upon approval by the City, pay various fees/deposits and submit the map in a digital format acceptable to the City. 35. Right-of-Way for Public Street Purposes Upon recordation of the Parcel Map, the applicant shall fully complete the process to cause any additional right-of-way to be granted in fee for public street purposes along the Bucknall Road frontage to accommodate a 30 foot half street, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments, and fully complete the right-of-way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 7 of 10 36. Public Service Easement: Upon recordation of the Parcel Map, the applicant shall grant a five foot public service easement on private property contiguous with the public right- of-way along the Bucknall Road frontage, unless otherwise approved by the City Engineer. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 37. Private Easements: Upon recordation of the Parcel Map, the applicant shall cause private easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. 38. Monumentatian for Parcel Map' Prior to recordation of the Parcel Map, the applicant shall provide a. cash deposit (100% of the monument estimate) for setting all monuments shown on the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code including but not limited to setting permanent pipe monuments (three- fourths inch galvanized steel pipe two feet long approximately six inches below finished grade) at each boundary of all lot corners within a subdivision, along the exterior boundary lines at intervals of approximately five hundred feet and at all beginning of curves and ending of curves on property lines, and monument boxes at intersections of all street monument line tangents. 39. Demolition: Prior to recordation of the Parcel Map, the applicant shall obtain a demolition permit and remove any nonconforming structures. 40. Soils Report: Upon submittal of the Parcel Map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 41. Grading and Drainaoe Plan: Prior to recordation of the Parcel Map, 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. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. 42. Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee, currently set at $2,385.00 per net acre, which is $681.00. 43. 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. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 8 of 10 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 C-ocument to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. 44. Tree Removals: To accommodate the required street improvements four Redwood trees will be removed as part of this project. New street trees will be installed in the future park strip to replace the trees removed. 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. Utility locations shall not cause damage to any existing street trees. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. 46. 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. 47. Utility Coordination Plan: Prior to recordation of the Parcel Map, 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. 48. 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 has 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. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 9 of 10 49. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits Prior to recordation of the Parcel 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, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Show City boundary at centerline of Bucknall Road and document that any construction necessary to make utility connections to mains on the San Jose side of Bucknall Road will require encroachments permits from the City of San Jose. c. 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. d. Relocation of existing joint pole currently in the proposed pavement area. e. Relocation of existing AT&T utility box currently in the proposed curb and gutter area. f. Removal of existing driveway approach and necessary sidewalk, curb and gutter. g. Removal of temporary ramp adjacent to the eastern side of project frontage. h. Removal of existing street section to centerline. i. Installation of City approved street trees at 30 feet on center. j. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. Installation of engineered structural pavement section to centerline, as required by the City Engineer. k. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. I. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. m. Installation of service laterals for water, sanitary and storm drain utilities. n. Installation of traffic control, stripes and signs. o. Construction of conforms to existing public and private improvements, as necessary. p. Submit final plans in a digital format acceptable to the City. Recommended Conditions of Approval Planned Development Permit (PLN2015-35) Page 10 of 10 50. Street Improvements Completed for Occupancy and Building Permit Final Prior to allowing occupancy of the last unit, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 51. 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. 52. Utility Encroachment Permit(s): Separate City encroachment permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility encroachment permits for sanitary sewer, gas, water, electric and all other utility work. 53. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City.