PC Res 4294RESOLUTION NO. 4294
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A TREE REMOVAL
PERMIT (PLN2015-310) TO ALLOW FOR THE REMOVAL OF
PROTECTED TREES ON PROPERTY LOCATED AT 180
REDDING 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.
Environmental Finding
An Initial Study has been prepared for the 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 as conditioned.
Evidentiary Findings
The proposed project ("project") includes a Planned Development Permit (PLN2015-
305) for the approval of site configuration, architectural design and to create five
residential lots which do not have frontage on a public street, Tentative Subdivision
Map (PLN2015-0306) to create five single family lots and one commonly owned lot,
Zoning Map Amendment (PLN2015-0307) to change the zoning from R-M (Multiple-
Family Residential) to P-D (Planned Development), Parking Modification Permit
(PLN2016-068) to allow uncovered parking in lieu of covered and Tree Removal
Permit (PLN2015-310) to allow removal of protected trees.
2. The project site consists of a single rectangular parcel (15,470 sq. ft. net / 17,270 sq.
ft. gross) located on Redding Road between White Oaks Road and S. Bascom
Avenue.
3. The lot is currently developed with one single-family residence that will be demolished
as part of the proposed subdivision.
4. Abutting land uses include a combination of two-unit and three-unit townhome rows to
the north, two-unit townhome rows and single-family homes to the east, six-unit
townhome rows to the south, and asingle-family residence to the west.
5. The project site is zoned R-M (Residential Multifamily) as shown on the Campbell
Zoning Map and will be rezoned to P-D (Planned Development).
6. The project site is designated Low-Medium Density Residential (6-13 Units / Gr. Acre)
as shown on the Campbell General Plan Map.
Planning Commission Resolution No. 4294
PLN2015-310 - 180 Redding Road -Tree Removal Permit
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7. The proposed residential land use, at a density of 12.6 units/gr. acre, is consistent
with the allowable land use and maximum density permitted by the Low-Medium
Density Residential General Plan land use designation.
8. The proposed Planned Development Permit may be approved concurrently, and
subject to, a Tentative Subdivision Map, and Zoning Map Amendment.
9. The proposed tree removal request would be consistent with the following General
Plan strategy:
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.
10. The project proposes 15 parking spaces (10 covered, 5 uncovered), where 15
parking spaces (12.5 covered, 2.5 uncovered) are required which is allowed with the
approval of the associated Parking Modification Permit (PLN2016-068) which allows
for uncovered parking to be permitted in lieu of covered parking.
11. A draft Mitigation Monitoring and Reporting Program has been provided
demonstrating the responsible party and phase of the project that each Mitigation
Measure shall be carried out.
12. A tree survey was prepared for the project by Monarch Consulting Arborists LLC
(Certified Arborist; WC 4341 B). The project applicant's Arborist has provided an
inventory of 15 trees located on the site, including four (4) trees protected by City
Code.
13. The project includes demolition of all structures and re-grading of the property to the
extent that retention of the majority of the existing trees would not be feasible or
practical. As a result, removal of all but the three largest oak trees (#1, #10, & #11 on
the Arborist Report) is necessary to accommodate the demolition and re-grading of
the property and construction of the proposed buildings, driveways, parking spaces,
and onsite improvements.
14. A total of twelve (12) trees are proposed for removal (one protected tree) and will be
replaced with seventeen (17) new trees in compliance with the City's Tree
Preservation Ordinance.
15. Removal of protected trees greater than 12-inches in diameter requires a Tree
Removal Permit under the City's Tree Protection requirements (CMC 21.32).
16. The proposed replacement trees will be a sufficient replacement for the trees to be
removed and will continue the diversity of tree species found in the community.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission Resolution No. 4294
PLN2015-310 - 180 Redding Road -Tree Removal Permit
Page 3 of 3
1. The retention of the trees restricts the economic enjoyment of the property and
creates an unusual hardship for the property owner by severely limiting the use of the
property in a manner not typically experienced by owners of similarly zoned and
situated properties, and the applicant has demonstrated to the satisfaction of the
Planning Commission that there are no reasonable alternatives to preserve the trees
due to the number of site constraints of the infill site.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Tree
Removal Permit (PLN2015-310), subject to the attached Conditions of Approval (attached
Exhibit A).
PASSED AND ADOPTED this 10th day of May, 2016, by the following roll call vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
Dodd, Finch, Reynolds, Rich and Young
None
Bonhagen and Kendall
None ~ ; ,
APPROVED:
Paul Kermoyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Tree Removal Permit - 180 Redding Road (PLN2015-310)
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 Permit: Approval is granted for a Tree Removal Permit (PLN2015-310) to
allow the removal of twelve trees (one protected), as provided on page L1 of the
project plans. This permit shall be valid only in conjunction with, and subject to the
approved Planned Development Permit (PLN2015-305), Tentative Subdivision Map
(PLN2015-306), and Zoning Map Amendment (PLN2015-307).
2. Time of Removal: The trees may only be removed in conjunction with demolition of
existing on-site structures, subject to the conditions of approval for the Planned
Development Permit, Zoning Map Amendment, and Tentative Subdivision Map.
3. Replacement Trees: All protected tree(s) shall be replaced at a minimum of a one-to-
one ratio in accordance with CMC 21.32.100, Table 3-5 (Replacement Tree
Requirements) to be noted with the project's "final" landscaping plan. Furthermore,
where the project plans note the planting of dwarf and ultra-dwarf trees, these trees
shall be of an evergreen variety. The trees species selected shall not be a "fruit tree"
or "eucalyptus tree" as defined in the Campbell Municipal Code.
4. Tree Removal Permit Required: The removal of any tree, irrespective of species or
size, which is shown on the approved project plans, shall require review and approval
through a Tree Removal Permit.