CC Resolution 12224RESOLUTION NO. 12224
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2016-257) TO ALLOW FOR FACADE IMPROVEMENTS, NEW
MECHANICAL ENTRY GATES, CONVERSION OF CARPORTS TO
CARPORTS (AND ADDING NEW CARPORTS), ENLARGEMENT
OF EXISTING TRASH ENCLOSURES, CONVERSION OF PRIVATE
PATIO AREAS TO COMMON OPEN SPACE, ALTERATIONS TO
EXISTING STAIRCASES, INSTALLATION OF NEW LIGHTING
FIXTURES 225 UNION AVENUE.
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 City Council finds as follows with regard to the approval of a Planned Development
Permit (PLN2016-257):
Environmental Finding
1. The project is Categorically Exempt under Section 15301 Class 1 of the California
Environmental Quality Act (CEQA) pertaining to minor alterations to an existing private
structure, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
Evidentiary Findings
2. The proposed project ("project") includes a Planned Development Permit (PLN2016-
257) to allow for fagade improvements, new mechanical gates and pavers at the front
entry, conversion of garports to carports (and adding new carports), enlargement of
trash enclosures, conversion of private patio areas to common open space, alterations
to existing staircases, and installation of new lighting fixtures.
3. The project site consists of a single parcel (approximately 380,278 sq. ft. net) located
on the west side of Union Avenue, east of Highway 17, south of E. Campbell Avenue,
and north of Valley Drive.
4. The subject property is zoned P-D (Planned Development) and has a General Plan
Land Use Designation of High-Density Residential (21-27 units/gr. acre).
5. As a developed site, the property has four distinct apartment building `clusters'
(identified as Building 1 through 4 on the project plans), a combination of covered
carports and garports, and a recreation building/leasing office and pool that is located
at the rear of the site. The property further has 143 rental units and 408 onsite parking
spaces. The subject permit would increase the number of parking spaces to 419.
6. The applicant's proposal requires the approval of a separate Tree Removal Permit
(PLN2017-200), to allow for the proposed improvements. Whereas the applicant's
initial proposal, and public notice, had reflected a request to remove a total of ten (10)
trees, the applicant amended their initial request to allow for the removal of only seven
Exhibit A-1
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NEIGHBORHOOD PLAN
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CAMPBELL VILLAGE NEIGHBORHOOD PLAN
August 16, 2017
ACKNOWLEDGEMENTS
Campbell City Council
Elizabeth "Liz" Gibbons, Mayor
Paul Resnikoff, Vice Mayor
Jeffrey Cristina, Council Member
Susan M. Landry, Council Member
Rich Waterman, Council Member
Campbell Planning Commission
Yvonne Kendall, Chair
Michael Rich, Vice Chair
Cynthia Dodd, Commissioner
JoElle Hernandez, Commissioner
Phillip C. Reynolds, Jr., Commissioner
Andrew Rivlin, Commissioner
Donald Young, Commissioner
City Staff
Todd Capurso, Public Works Director
Paul Kermoyan, Community Development Director
Matthew Jue, City Traffic Engineer
Roger Storz, Senior Civil Engineer
Stephen Rose, Associate Planner
Federico Madden, Planning Intern
Scott Akin, Special Project Manager
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TABLE OF CONTENTS
I. Introduction .......................................
II. Background .............................................................................................................................. .............................3
III. Land Use Standards .................................................................................................................. .............................4
A. Goal Statement .......................................................................................................................... .............................4
8. O b j e cii ves ................................................................................................................................... ............................. 4
C. Relationship to Municipal Code .................................................................................................. ............................. 5
D. Residential Development Standards ........................................................................................... ............................. 5
1. Lot Size .................................................................................................................................. ............................. 5
2. Lot Width ............................................................................................................................... ............................. 5
3. Subdivisions/Lot Line Adjustments ....................................................................................... ............................. 5
4. Building Heights for Primary Dwelling Units ......................................................................... ............................. 5
5. Setbacks for Primary Dwelling Units and Attached Accessory Dwelling Units ...................... ............................. 5
6. Setbacks for Detached Accessory Structures and Dwelling Units ......................................... ............................. 6
7. Exceptions to Side and Rear Setbacks ................................................................................... ............................. 6
8. Building Heights for Accessory Structures and Accessory Dwelling Units ............................. ............................. 6
9. Floor Area Ratio ..................................................................................................................... ............................. 7
10 . Lot Coverage ......................................................................................................................... ............................. 7
11 . Usable Open Space ................................................................................................................ ............................. 7
12 . Extensions Along Existing Non-Conforming Building Walls ................................................... ............................. 7
13 . Front Yard Paving .................................................................................................................. .............................8
14 . Landscaping ........................................................................................................................... .............................8
15 . Fencing .................................................................................................................................. .............................8
E. Commercial Development5tandards ......................................................................................... ............................. 8
1. General Standards ................................................................................................................. ............................. 8
2. Relationship to Adjacent Residential .................................................................................... ............................. 8
3. Existing Zoning ...................................................................................................................... ............................. 8
F. Zoning Map Amendments .......................................................................................................... ............................. 9
1. Spot Zoning ........................................................................................................................... ............................. 9
2. Zone Changes ........................................................................................................................ ............................. 9
G. Design Criteria (Residential) ....................................................................................................... ............................. 9
1. General Requirements .......................................................................................................... ............................. 9
2. Additions ............................................................................................................................... ............................. 9
3. New Homes ........................................................................................................................... ............................. 9
4. Maximum Garage Width ....................................................................................................... ............................. 9
5. Privacy Preservation .............................................................................................................. ........................... 10
H. Permit Process ............................................................................................................................ ........................... 10
1. Findings for Discretionary Applications ...................................................................................... ...........................10
1. Required Findings .................................................................................................................. ........................... 10
IV. Transportation Standards
A. Goa! Statement
B. Objectives .....................................................................
11
................... 11
C. Transportation Policies .......................................................................................................................................... 11
1. Truck Routes ..................................................................................................................................................... 11
2. Street Design Standard Implementation Policies ............................................................................................. 11
Appendices ...................................................................................................................................................................13
A. Campbell Village Public Improvement Plan ........................................................................................................... 14
Campbell Village Neighborhood Plan
I. INTRODUCTION
The Campbell Village Neighborhood Plan is a collaborative effort
between the City of Campbell and community members to provide a
coherent framework for future development in the Campbell Village
Neighborhood. The Plan establishes land use policies, transportation
policies, and development standards affecting both land use and
transportation to further the residents' vision of the neighborhood's
future. This Plan is intended to preserve the unique character of the
neighborhood and help maintain a desired quality of life.
The focus of the Campbell Village Neighborhood Plan is to apply
development standards and design expectations to properties zoned
residential. Properties zoned commercial, located on Camden Avenue
and at the corner of Union and Bascom Avenues, will rely on the
existing zoning provisions outlined in the Campbell Municipal Code.
Campbell Village Neighborhood Plan 2
II. BACKGROUND
The Campbell Village neighborhood consists of approximately 485
parcels covering an area of approximately 135 acres. The majority of
these parcels are zoned residential with R-1-6 zoning in the Central Park
"sliver" and R-1-8 within the Cambrian Village area. Approximately 23
parcels front Camden, Bascom and Union Avenues which are zoned
Neighborhood Commercial (C-1) and General Commercial (C-2).
The Campbell Village Neighborhood was developed in several phases
over time beginning in the 1940's through the 1980's. Within the
Cambrian Village portion of the neighborhood, development occurred
on County unincorporated land as well as on land previously annexed
by the City of San Jose. This pattern of development yielded a diverse
and often less formal character within the street system network.
Many streets have large irregular lots which lack standard curbs,
gutters and sidewalks giving the streets a more rural feel. Conversely,
the Central Park neighborhood was developed with street curbs which
could have contributed to the fact that this area was once located in
the City of San Jose and the properties were developed much later than
homes in the Cambrian Village area.
Campbell Village Neighborhood Plan 3
III. LAND USE STANDARDS
A. GOAL STATEMENT
The Land Use Standards are intended to achieve a balance between a private property
owners' ability to develop property while preserving the unique qualities of the
Campbell Village Neighborhood. The residents of the Campbell Village Association
helped develop these standards in an attempt to ensure that the neighborhood remains
low-density single-family residential, as envisioned in the year 2013
reorganization/annexation into the City of Campbell.
B. OBJECTIVES
Gt I NegMOrnooo C.mrnerar
C-21 Gewa~ Comrwcyl
In order to implement this Neighborhood Plan, the following objectives should be
referenced as key factors that helped create the development standards and design
guidelines.
i. Ensure that the homes size is in proportion to lot size.
ii. Ensure that the home size is in proportion to the average home
sizes in the immediate neighborhood so as to minimize a
perception of "mansionization."
iii. Additions to existing homes should be designed so they are well
integrated into the home in an effort to appear like it was the
original construction.
iv. Use landscaping to enhance the characteristics of the area.
v. New homes and additions to existing homes should respect the
adjacent properties' ability to receive light and air, and privacy.
Campbell Village Neighborhood Plan
C. RELATIONSHIP TO MUNICIPAL CODE
Development standards stated in Title 21 of the Campbell Municipal Code, which are
not specified in the Campbell Village Neighborhood Plan, shall remain applicable. In the
case conflict between the Campbell Village Neighborhood Plan and Title 21 of the
Campbell Municipal Code, the standards contained herein shall prevail.
D. RESIDENTIAL DEVELOPMENT STANDARDS
1. Lot Size
The minimum lot size permitted in the R-1-6 and R-1-8 zoning districts shall be
6,000 and 8,000 net square feet respectively. Existing lots that do not conform
to these minimum standards shall be viewed as existing non-conforming. The
net lot size excludes private streets, common areas and the stem of a flag/rear
lot.
2. Lot Width
The minimum lot width permitted in the R-1-6 and R-1-8 zoning districts shall
be 60 and 70 feet respectively.
3. Subdivisions/Lot Line Adjustments
Subdivisions and lot line adjustments shall not result in a flag/rear lot
configuration.
4. Building Heights for Primary Dwelling Units
The maximum primary dwelling unit height permitted in the R-1-8 zoning
district shall be 28 feet, as measured from natural (existing) grade and in no
event may exceed more than 2 stories. The maximum primary dwelling unit
height in the R-1-6 zoning district shall be 35-feet, as measured from finished
grade and in no event may exceed more than 2%: stories.
5. Setbacks for Primary Dwelling Units
Primary dwelling units, including interior and attached accessory dwelling units,
shall maintain the following building setbacks as identified in Table 1:
R-1-6
Front
Rear
Side
Street Side
20 ft.
A minimum of five feet or one-half the The lesser of 20 ft. or 1590 of the lot
height of the building wall adjacent to the depth.
rear property line (whichever is greater).
A minimum of 5 ft. or one-half the height of the building wall adjacent to the side
12 ft.
Campbell Village Neighborhood Plan 5
LAND USE STANDARDS
Vehicular A[ces5 25 ft. to any public right-of-way
6. Setbacks for Detached Accessory Structures and Dwelling Units
7. Exceptions to Rear Setbacks
The community development director may approve a minimum rear setback of
five feet or %: the building wall height on all corner lots or when the parcel is
determined to be oddly configured rendering the lot depth substandard in
length, for:
• Primary dwelling units
• Attached accessory dwelling units
• Accessory structures
Irrespective of the above, the community development director may also
approve a minimum rear setback of five feet or % the building wall height for a
building located on a property which abuts a C-1 or C-2 zoned property.
The permit process required for exceptions shall be through an administrative
site and architectural review permit in accordance with CMC 21.42.050, when
the following findings can be made:
a) The rear setback would not be detrimental to the health, safety, peace,
comfort or general welfare of persons in the neighborhood, or the city as a
whole; and
b) The rear setback would not unreasonably interfere with the ability of
adjoining property owners to enjoy access to air, privacy, sunlight, and the
quiet enjoyment of the owner's property.
8. Building Heights for Accessory Structures and Accessory Dwelling Units
The maximum building height for an accessory structure in the R-1-6 or R-1-8
zoning district shall be 14-feet. The maximum height for a detached accessory
dwelling unit in the R-1-6 or R-1-8 zoning district shall be 16-feet. Both height
measurements shall be measured from finished grade.
Campbell Village Neighborhood Plan
Setbacks for detached accessory structures and detached accessory dwelling
units in the R-1-6 and R-1-8 zoning districts shall be as identified in Table 2:
LANG USE STANUARC
9. Floor Area Ratio
Public Street
The maximum gross floor area permitted for all R-1-8 and R-1-6 zoned
properties shall be 45% of the parcel's net lot area, excluding any stems of
flag/rear lots or street rights-of-way.
10. Lot Coverage
The maximum lot coverage permitted for all R-1-8 zoned properties shall be
45%. The maximum lot coverage permitted for all R-1-6 zoned properties shall
be 409'0.
11. Usable Open Space
The minimum amount of useable open space shall be 750 square feet. The area
shall be in addition to the required front setback between the structure and
any street property line. The recreational area may be occupied by facilities
such as a swimming pool, playground equipment, and a patio, porch, or deck
provided it is open on at least two sides and not covered by a roof or canopy.
No dimension of an area to be counted as open space shall be less than 10 feet.
Rear
Yard
House
Rear Yard Setback Usable Rear Yard Area
12. Extensions Along Existing Non-Conforming Building Walls
Additions to legally existing structures may be extended along the first floor of
existing building lines even when the first floor setbacks do not meet the
setback requirements for the Campbell Village Area Neighborhood Plan
through the approval of an Administrative Site and Architectural Review Permit
in accordance with Chapter 21.42 (Site and Architectural Review) of Title 21
(Zoning) of the Campbell Municipal Code when also found consistent with the
following:
i. The building was built with approved Building Permits, as
substantiated by the property owner;
ii. The extension is limited to the first story;
iii. The extension does not exceed 50% the length of the existing
non-conforming building wall. For example, if an existing non-
conforming building wall is 20 feet in length, an addition can be
no longer than 10 feet; and
Setback
Area
Rear
Property
Usable Line
Rear ~ ~~ ~~
Yard \~ Side
Area \ \ Property
Lme
Side
Property
Property Lme House
Line ProF
Line
Campbell Village Neighborhood Plan 7
iv. The extension does not further encroach into any required
setback area.
13. Front Yard Paving
A main goal of the Neighborhood Plan is to preserve the unimproved nature of
the area. The public realm that helps define this desirable aesthetic includes
both the public rights-of-way and private front yard areas. To realize this
objective, paving shall not amount to more than forty percent (40~) of the
required front yard setback area. Increases in the amount of allowable paving
may be approved by the community development director if necessary to
provide safe ingress and egress for the site.
14. Landscaping
All new development projects, regardless of size or permit process, shall
maintain the following landscaping:
i. A minimum of sixty percent (60~) of the front yard setback area
shall be landscaped.
ii. There is no minimum amount of landscaping required for a rear
yard so long as the land is kept free from wind born dust creation.
iii. Artificial turf may be used in the landscaping.
iv. All new landscaping must conform to the City's Model Water
Efficient Landscape Ordinance (MWELO).
15. Fencing
All proposed fencing shall satisfy the development standards contained in Title
21 of the Campbell Municipal Code, except that fences shall be permitted up to
7-feet tall, with or without lattice, when built on a common property line with
both property owners in agreement.
E. COMMERCIAL DEVELOPMENT STANDARDS
1. General Standards
Properties located within the C-1 and C-2 zoning districts shall conform to the
development standards contained in Title 21 of the Campbell Municipal Code.
2. Relationship to Adjacent Residential
All uses proposed within the C-1 and C-2 zoning districts shall operate so as not
to conflict with the peace and enjoyment of the adjacent residential
neighborhoods.
3. Existing Zoning
The current zoning of C-1 and C-2 should remain in place. Commercial
development should be limited to Camden Avenue, Union Avenue and Curtner
Avenue between Camden Avenue and McGlincy Lane.
Campbell Village Neighborhood Plan 8
F. ZONING MAP AMENDMENTS
L. Spot Zoning
Spot zoning is not allowed other than in the creation of a park.
2. Zone Changes
Planned Development zoning is not permitted within the Campbell Village
Neighborhood boundary.
G. DESIGN CRITERIA (RESIDENTIAL)
1. General Requirements
The design criteria are intended to protect and reinforce the architectural
features of homes that have helped define the neighborhood character. For
projects in the Campbell Village Area these shall serve as mandatory criteria.
2. Additions
Additions to an existing single-family dwelling in the R-1-8 zoning district
subject to Site and Architectural Review or Administrative Site and
Architectural Review (pursuant to CMC 21.42.020) shall comply with the City's
adopted Design Guidelines for Additions to Sipple Family Homes incorporated
herein by reference.
3. New Homes
The construction of a new single-family residence in the R-1-8 zoning district
shall comply with the City's adopted Design Guidelines for Sinq/e Family Homes
incorporated herein by reference.
4. Maximum Garage Width
Garages shall not dominate the front facade since that is not an existing
characteristic for the built environment. Garage width should be no greater
than 40% of the linear width of the front building elevation. Garages exceeding
40% of the linear width of the front building elevation shall be required to
incorporate at least one of the measures below:
i. Recess the garage from the front wall of the house a minimum of
five feet.
ii. Provide an entry porch or trellis extending the front of the face of
the garage.
iii. Orient the entry of the garage away from the street.
iv. Incorporate similar features or methods intended at diminishing
the prominence of the garage as approved by the Community
Development Director.
This section shall apply to new garages and additions to existing garages.
Campbell Village Neighborhood Plan 9
LAND USE STANDARDS
S. Privacy Preservation
To help minimize the perception of privacy impacts to neighboring properties,
projects shall:
i. Place second-story window sills five feet from the finished floor
(or as high as permitted by the building code for emergency
escape and rescue openings and obscure the glass up to five feet
from finished floor) when located closer than 10-feet to a side or
rear property line;
ii. Locate low use rooms (such as bathrooms, hallways, and
staircases) along property lines that have the greatest privacy
impact potential;
iii. Use a solid wall (instead of an open railing) for the sides of
second-floor balconies/decks; and
iv. Prohibit balconies on the side of homes adjoining a residential
property or within 20-feet of a rear property line.
H. PERMIT PROCESS
Properties located within the Campbell Village Neighborhood with a Zoning District
designation of C-1, C-2, R-1-6, & R-1-8 shall be processed in accordance with Article 4
(Land Use/Development Standards) of Title 21 (Zoning) of the Campbell Municipal Code.
Extensions along non-conforming building walls and exceptions to side setbacks shall be
processed through an Administrative Site and Architectural Review Permit in accordance
with Chapter 21.42 (Site and Architectural Review) of Title 21 (Zoning) of the Campbell
Municipal Code.
I. FINDINGS FOR DISCRETIONARY APPLICATIONS
1. Required Findings
In addition to the applicable findings contained in the Campbell Municipal Code, all
discretionary applications shall also comply with the following:
i. The project complies with the Design Criteria General
Requirements of this Plan.
ii. The project complies with the Common Design Characteristics
of this Plan.
iii. The project complies with the Additions or New Homes
criteria of this Plan.
iv. The project complies with the Building Orientation criteria of
this Plan.
v. The project complies with Privacy Preservation criteria of this
Plan.
Campbell Village Neighborhood Plan 10
IV. TRANSPORTATION STANDARDS
A. GOAL STATEMENT
The Campbell Village Neighborhood should be an area that is safe and inviting to
bicyclists and pedestrians. The City should manage and develop transportation systems
in the area that retain its more rural nature.
B. OBJECTIVES
1. Maintain the more rural appearance of local streets in the Campbell Village
neighborhood.
2. Take the minimum amount of right-of-way and provide only the minimum
street widths necessary to maintain appropriate traffic function and safety.
3.Through traffic should only be encouraged on Curtner Avenue and where
possible, traffic should be routed via Camden Avenue, Bascom Avenue and
Union Avenue.
4. Be consistent with the City's Neighborhood Traffic Management Program
(NTMP).
S.Traffic calming improvements will be considered and installed consistent with
the City's Traffic Calming Policy (Council approval pending).
C. TRANSPORTATION POLICIES
1. Truck Routes
Truck routes in the Campbell Village area should be limited to arterial routes
and only those collectors where the predominant abutting land uses are
commercial and industrial. Therefore, only Camden Avenue, Union Avenue and
Curtner Avenue from Camden Avenue to South McGlincy Lane are truck routes
within the Plan Area.
2. Street Design Standard Implementation Policies
i. New Streets
The Campbell Village Neighborhood is a fully developed area. In the event
that major changes occur requiring the development of new streets, they
shall be designed according to existing City standards and will be improved
with street lights and appropriate curbs for improved drainage.
ii. Existing Streets
Existing streets are required to be improved consistent with the Campbell
Village Public Improvement Plan (Appendix A.).
Campbell Village Neighborhood Plan 11
a. Any proposed new development located on those streets identified
for street improvements would be required to dedicate right-of-way
to the predominant dimension and construct the street to
predominant width, install curb, gutter, sidewalks and street lights as
necessary.
iii. Deferred Street Improvement Agreements
Deferred Street Improvement Agreements may be taken in lieu of
installation of street improvements in the Campbell Village area as detailed
in section 11.24.050 of the Campbell Municipal Code.
iv. Removal of Existing Improvements
Property owners may apply for an encroachment permit to remove
existing improvements that are not required under the Campbell Village
Street Improvement Plan.
v. Existing Deferred Street Improvement Agreements
Previous practice may have created Deferred Street Improvement
Agreements for properties which under the current Campbell Village
Neighborhood Plan will no longer be required. A notice of fulfillment of the
agreement will be recorded.
vi. Exceptions
All exceptions to the policies contained in this document shall be subject to
review and approval by the City Council.
Campbell Village Neighborhood Plan 12
APPENDICES
Campbell Village Neighborhood Plan 13
A. CAMPBELL VILLAGE PUBLIC IMPROVEMENT PLAN
INTRODUCTION
The following plan contains proposed improvements to the Campbell Village
Neighborhood developed through a public involvement process led by the
Campbell Village Neighborhood Association. The proposed improvements are
subject to City Council approval and may require additional evaluation with
regard to funding and coordination with other City planning and public works
initiatives.
The neighborhood can be broken into four general areas organized by the
similarity of their existing public improvements (Map A.):
Map A: Public Improvement Areas
Campbell Village Public Improvemerrt Areas
Area 1 : CanpOa9 YJ~apa ewn0an
Area 2 L=~ Cry BainCary
Area 3
Area s
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Q i
Campbell Village Neighborhood Plan 14
1. Area 1 -This area consists of approximately 151 residential parcels
located south of Curtner Avenue. Streets located within Area 1 include:
Olympia Avenue, Lois Way, Shamrock Drive, Erin Way, Normandy Drive,
and Salerno Drive. Area 1 is currently zoned R-1-8 (8,000 sq. ft. minimum
lot size).
2. Area 2 -This area consists of approximately 27 residential parcels
located on Curtner Ave between McGlincy Lane and Salerno Drive. Area
2 is currently zoned R-1-8 (8,000 sq. ft. minimum lot size).
3. Area 3 -This area consists of approximately 132 residential parcels
located north of Curtner Avenue. Streets located within Area 3 include:
Dallas Drive, Norin Court, Salerno Drive, Stonehurst Drive, Sweetbriar
Drive, Sydnor Drive, Briarwood Way and Cambrian Drive. Area 3 is
currently zoned R-1-8 (8,000 sq. ft. minimum lot size).
4. Area 4 - The area formerly known as the "Sliver" consists of
approximately 152 residential parcels. Streets located in Area 4 include:
Central Park Drive, Oak Park Lane, Highland Park Lane, Regas Drive,
Stanfield Drive, Park Drive and Dry Creek Court. This area is a mature
development with sidewalks, vertical curbs, gutters, street lighting and
street trees. Area 4 is currently zoned R-1-6 (6,000 sq. ft. minimum lot
size).
GENERAL STREET IMPROVEMENTS
Campbell Village has been developed in several phases over time. As a result,
streets, curbs gutters, lighting and other improvements vary widely. This in part
contributes to the overall character of the neighborhood and should generally be
preserved. Table A describes the street improvement type that is the dominant
feature and should be used when considering future street improvements, unless
superseded by special street improvements called out in this plan.
Area 1
Area 2
Area 3
None
Area 4 Vertical Curb &Gutter
Table A: Existing Public Improvements
No Shamrock Dr, Olympia Dr,
Lois Way
_ No Erin Way, Normandy Dr
Yes Salerno Dr
Yes
-- Camden Ave
-
Yes Curtner Ave
-
No --
- -- --
Dallas Dr, Norin Ct, Salerno
Or
No Cambrian Dr, Stonehurst Dr,
Sweetbriar Dr, Briarwood
Way, Sydnor Dr
Yes Regas Dr, Parkdale Dr.,
Stanfield Dr, Central Park
Dr, Oak Park Dr, Highland
__
Park Ln, Union Ave
None
Rolled Curb &Gutter
Rolled Curb &Gutter_
Vertical Curb &Gutter_
Rolled Curb &Gutter
Rolled Curb &Gutter
Campbell Village Neighborhood Plan 15
STREETS TO REMAIN WITHOUT SIDEWALK
The majority of the streets within the Campbell Village do not have sidewalk
improvements, and the plan proposes to leave it this way. All of the residential
streets within the Campbell Village Area have an existing right-of-way width of 60
feet, with the center 40 feet being used for vehicular pavement and on-street
parking, and 10 feet on each side reserved for future sidewalk if none are
currently present. For the streets identified to remain without sidewalk, this
leaves a ten foot strip of right-of-way along each property's frontage that shall be
subject to further City requirements depending on if curb and gutter exists on
that street.
If per Table A the street has existing curb and gutter, the ten foot strip of right-of-
way shall remain pervious, other than driveway and walkway connections
between the existing pavement and the corresponding on-site improvements.
If per Table A the street does not have curb and gutter, the ten foot strip of right-
of-way shall be improved consistent with the intent of Green Infrastructure --
improvements across the property's frontage that assist with stormwater
drainage and treatment through the use of detention and infiltration methods.
This area shall not be paved in any manner to allow for the parking of vehicles.
For frontages improved per these requirements, parking shall be limited to the
center 40 feet of right-of-way designated for vehicular traffic and on-street
parking.
SPECIAL STREET IMPROVEMENTS
A. Curtner Avenue
Develop street improvements that facilitate reduced traffic speeds, aid
pedestrians and bicyclists and unify the street's appearance. This
includes development of a uniform system of curb, gutter and detached
sidewalks on both sides of the street, a consistent street width,
improved speed signage and markings, and appropriate street lighting.
Consider the use of street trees, bulb-outs or other devices to enhance
pedestrian and bicycle safety, consistent with other neighborhood
improvements. It is anticipated that Curtner Avenue will most likely be
improved as a City project.
Salerno Drive (South of Curtner Avenue)
Develop a uniform system of curb, gutter and sidewalks. The
predominant street configuration on Salerno Drive south of Curtner
Avenue is rolled curb & gutter with attached sidewalks. The missing
sections of curb, gutter and sidewalk shall be completed by the adjacent
property owners as they make improvements to their homes that trigger
the requirements of Campbell Municipal Code Section 11.24.
Campbell Village Neighborhood Plan 16
C. Erin Way
Develop an improved traffic barrier at the interface of Erin Way and
Camden Avenue. Consider a cul-de-sac treatment on Erin Way that
incorporates landscaping and provides pedestrian and bicycle passage.
Consider installing curbs and gutters to improve drainage. Consider a
redesign of the intersection of Shamrock Drive and Erin Way that
incorporates these changes with other traffic calming measures
described below.
D. Union Avenue
Complete a uniform system of curb, gutter and sidewalks on Union
Avenue between Cambrian Way and Bascom Avenue.
E. Camden Avenue
Complete a uniform system of curb, gutter and sidewalks on Camden
Avenue between Bascom Avenue and Curtner Avenue.
F. Curbs & Gutters
Repair or replace curbs and gutters in areas where trees have caused
damage or curbs and gutters have experienced other types of damage.
Special attention should be given to streets in Area 4, including Regas
Drive, Central Park Drive and Highland Park Lane.
Campbell Village Neighborhood Plan 17
Figure 1: Salerno Drive Sidewalk
G. Street Lighting
In keeping with the Community's desire to retain the existing character
of the neighborhood streets, street lighting will be maintained at existing
levels with the following exceptions:
1. Investigate adding additional street lighting on Erin Way in the
vicinity of the road closure.
2. The improvement of Curtner Avenue will most likely require
upgraded street lighting.
~~~`~'~i
Campbell Village Neighborhood Plan 18
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s
r _
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4s.
Figure 3: Regas Drive Curb & Gutter
TRAFFIC IMPROVEMENTS
The following list of proposed improvements is intended to reduce through
traffic, ensure pedestrian and bicycle safety and retain the generally more rural
character of the Campbell Village Neighborhood. This list is based on extensive
feedback from the community regarding areas of concern. However, the
underlying traffic concerns should be addressed through the City's pending
Traffic Calming Policy. This may result in the construction of alternative
improvements from the initial suggestions listed below.
A. Traffic Circles
Investigate the feasibility of installing traffic circles at the intersection of
Cambrian Drive and Briarwood Way, and at the intersection of Shamrock
Drive and Erin Way, and construct as funding becomes available.
B. Stop Signs
Evaluate existing conditions at the intersection of Cambrian Drive and
Stonehurst Way, and install stop signs as warranted.
C. Enhanced Signage
Add painted "Keep Clear" pavement markings at Union Avenue and
Central Park Drive. Add additional speed limit Signage along Curtner
Avenue. Add painted edge line on Shamrock Drive to better define the
street edge and allow for improved pedestrian and bicycle safety.
D. Electronic Signage
Add radar speed feedback sign on Curtner Avenue between Salerno
Drive and South McGlincy Lane.
Campbell Village Neighborhood Plan 19
BIKEWAYS AND PEDESTRIAN PATHS
Integrate the Campbell Village neighborhood into future planning efforts
conducted through the Bicycle & Pedestrian Advisory Committee and the
Envision Campbell update to the City's General Plan
(http://www.cLcampbelLca.us/643/Envision Campbell).
A. In particular, investigate the feasibility of:
Expanded Bike Routes
Investigate connecting existing bike routes along Camden Ave
with the proposed bike route on Union Ave. Possible expansion
may include a bike route on Curtner Avenue.
Improved Access to Los Gatos Creek Trail
Investigate feasibility of improved bike and pedestrian access to
the Los Gatos Creek trail. This may include new bike and
pedestrian facilities along Camden Ave/San Tomas Expressway
or it may include construction of a bicycle/pedestrian
overcrossing of State Route 17.
Campbell Village Neighborhood Plan 20
A. Street Trees
~ Installation of street trees should be encouraged within the plan
area. In general, wide canopy trees with a mature height and width
appropriate to the street should be selected to create a unified
canopy.
i- In Areas 1 and 3, street trees should be installed where appropriate
to the street improvements discussed elsewhere in this plan. Trees
should be selected from the approved list as determined by the
Public Works Director.
~ Within Area 2, street trees should be included where appropriate to
street improvements discussed elsewhere in this plan. Trees should
be selected from the approved list as determined by the Public
Works Director.
~- Within Area 4, existing street tree should be retained. As the
existing Camphor trees (Cinnamomum camphors) reach the end of
life, trees from the approved list should be selected to replace
them.
B. Neighborhood Monument
Install a monument or appropriate signage designating the area
"Campbell Village". Possible locations may include neighborhood
entrances at Cambrian Drive and Union Avenue, Curtner Avenue, Central
Park Drive or Olympia Avenue.
C. Utility Box Beautification
Include City owned utility boxes within the plan area in the City of
Campbell "Art Outside the Box" Utility Box Art Program
(https://www.facebook.com/CampbellCAArtOutsidetheBox).
Campbell Village Neighborhood Plan 21
City Council Resolution No.
Findings Approving of a Planned Development Permit (PLN2016-257)
(7) trees based on statements made at the July 25, 2017 Planning Commission
Meeting. The three trees removed from the applicant's request were the three deodar
cedar trees, numbered #7, 8, & 9, on the Tree Removal Permit application located
along Union Avenue.
7. The project, as conditioned, 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 and neighborhoods with consistent
design characteristics.
Strategy LUT-g.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.
Goal OPS-3: Ensure that new development provides and/or contributes toward additional
open space, parks and recreational facilities.
Policy OPS-3.1: Standards for Residential Projects: Ensure the provision of private open
space or recreational facilities in residential projects.
Policy OPS-3.4c: Retention of Existing Private Open Space and Recreation Facilities: Explore
incentives to encourage the retention of existing private open space and
recreation facilities.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
8. The Planned Development Permit (PLN2016-257) is contingent upon the approval of
the associated Tree Removal Permit (PLN2017-200), in part or whole, to accommodate
the proposed improvements.
9. 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.
10. The proposed development will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
11. The proposed development will not result in allowing more residential units than would
be allowed by other residential zoriing districts, which are consistent with the General
Plan designation of the property.
12. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
City Council Resolution No.
Findings Approving of a Planned Development Permit (PLN2016-257)
Page 3 of 3
13. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
14. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
15. 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 City Council approves a Planned Development
Permit (PLN2016-257) allow for far~ade improvements, new mechanical gates and pavers
at the front entry, conversion of garports to carports (and adding new carports),
enlargement of trash enclosures, conversion of private patio areas to common open
space, alterations to existing staircases, and installation of new lighting fixtures, subject to
the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 5th day of September, 2017, by the following roll call vote:
AYES: COUNCILMEMBERS: Waterman, Cristina, Landry, Resnikoff, Gibbons
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROV
li beth "Liz" Gibbons, Mayor
ATTEST:
Wend ood, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Planned Development Permit (PLN2016-257)
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,
jthe 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 (PLN2016-
257) allowing for fagade improvements, new mechanical gates and pavers at the front
entry, conversion of garports to carports (and adding new carports), enlargement of
trash enclosures, conversion of private patio areas to common open space, alterations
to existing staircases, and installation of new lighting fixtures in conjunction with and
subject to the approval of the associated Tree Removal Permit (PLN2017-200) to allow
removal of protected trees on property located at 225 Union Avenue. The project shall
substantially conform to the Project Plans dated May 1, 2017 except as may be modified
by the Conditions of Approval herein.
2. Tree Removal Permit: The Planned Development Permit (PLN2016-257) is contingent
upon the approval of the Tree Removal Permit (PLN2017-200), in part or whole, where
required to allow for the removal of trees in conflict with proposed improvements.
a. Independent Arborist. The applicant shall submit a deposit of $1,000.00 to the
Campbell Planning Division to retain the services of an independent arborist prior to
issuance of a building permit. The arborist shall advise on tree protection measures
for trees to be retained during construction activities and perform a follow up
inspection within six-months of the completion of construction activities reporting on
the condition of the trees. The results of the report shall be shared with the Planning
Commission.
3. Plan Revisions: The project plans shall be revised as required to ensure consistency
with Tree Removal Permit (PLN2017-200). As such, proposed landscaping or
improvements not otherwise approved for removal (if applicable) shall be revised as
necessary to ensure existing trees to remain are retained.
4. Planning Final Required: Planning Division clearance is required prior to Building Permit
final.
5. 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.
Conditions of Approval
Planned Development Permit (PLN2016-257)
Page 2 of 7
Supersede: The subject permit serves to supersede all previous land use entitlements
on the property. These entitlements, including but not limited to "S" 97-19 (Site
Approval), and Planned Development Permit (PLN2016-263), and are herein
incorporated by reference, and shall remain operative in their conveyance of a right to
reconstruct buildings of a certain size, height, and placement upon involuntary
destruction by cause of natural calamity, or act of God or the public enemy. Further all
vested rights are herein transferred and assigned to the subject Planned Development
Permit except as may otherwise be approved and governed by the Planned
Development Permit approved herein.
7. Indemnity: If determined necessary by the Community Development Director, 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.
Such agreement shall be executed within the 30 days of the Community Development
Director's decision to require it.
8. Utility Boxes and Back-Flow Preventers: No new utility boxes or back-flow preventers
shall be installed without prior written authorization by the Community Development
Director.
Building Division
9. Permits Reouired: 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.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
11. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
12. 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.
13. 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. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and those that are
"finished grade' and intended for use to determine the height of proposed improvements.
14. 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
Conditions of Approval
Planned Development Permit (PLN2016-257)
Page 3 of 7
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.
,15. 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.
16. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department (378-4010)
b. San Jose Water Company (408) 279-7900 (Customer Service)
c. Bay Area Air Quality Management District (Demolitions Only)
17. 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.
18. PG&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 PG&E concerning utility easements,
distribution pole locations and required conductor clearances.
19. Doors: Doors at Building 1, and wherever else required, shall be noted as having a
compliant opening pressure.
20. Accessible Parking Space: The accessible path of travel serving the accessible parking
space located near the front entry lobby shall be located outside a drive aisle by moving
the stall further west.
21. 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.
Fire Department
22. Compliance: This project shall comply with the California Fire (CFC), Building (CBC)
and Electrical (CEC) Code, 2013 edition, as adopted by the City of Campbell Municipal
Code (CBLMC) and California Code of Regulations (CCR).
23. Fire Sprinklers Required: Due to the removal of the existing staircases, an automatic
NFPA 13 fire sprinkler system shall be installed, in accordance with CFC Chapters 9 and
10.
Conditions of Approval
Planned Development Permit (PLN2016-257)
Page 4 of 7
24. Construction Fire Safety: All construction sites must comply with applicable provisions of
the CFC Campbell 33 and SCCFD Standard Detail and Specification SI-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project, in
accordance with CFC Chapter 33.
Public Works Department
X25. Response Letter: Upon submittal of the Street Improvement Plans, Grading and
Drainage Plans, and Sidewalk Easement the applicant shall provide an itemized
response letter verifying that all the Public Works Conditions of Approval have been met
or addressed.
26. Sidewalk Easement: The applicant shall grant a sidewalk easement on private property
contiguous with the public right-of-way along the Union Avenue frontage in the vicinity of
the reconstructed driveway approaches, unless otherwise approved by the City
Engineer. The applicant shall cause all documents to be prepared by a registered civil
engineer /licensed land surveyor, as necessary, for the City's review and recordation.
27. 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. Prior to occupancy, the design engineer shall provide written
certification that the development has been built per the engineered grading and
drainage plans.
In addition, a plan review letter will be required of the Geotechnical engineer for the
entire grading and drainage system which should include but is not limited to a review of
the subsurface of the non-compacted biotreatment material that may have potential for
subsurface failure and surtace failure due to vehicle loads.
28. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel,
and reconstruct the on-site drainage system, as necessary, to demonstrate that the
facilities are functioning normally in accordance with the requirements of the City.
In addition, the applicant shall retrofit all existing on-site storm drain catchbasins with
trash capture inserts. These trash inserts shall be regularly cleaned and maintained to
ensure trash is kept out of the storm drain system.
29. State General Construction Activity Permit: Prior to issuance of any grading or building
permits, the applicant shall comply with the State General Construction Activity Permit
requirements including paying fees, filing a Notice of Intent and providing a Storm Water
Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of
the filed Notice of Intent and SWPPP.
30. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
Conditions of Approval
Planned Development Permit (PLN2016-257)
Page 5 of 7
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically
the project must include source control, site design and treatment measures to achieve
compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not
limited to, minimization of impervious surface area, vegetated swales, infiltration areas,
and treatment devices. 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.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's requirements.
Prior to issuance of any grading or building permits:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project site
has been completed to meet the requirements of the City of Campbell's NPDES
permit, No. 01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
stormwater Facilities" and submit a stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works Engineering,
and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions,
elevations, shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
31. 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
Conditions of Approval
Planned Development Permit (PLN2016-257)
Page 6 of 7
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.
32. 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. 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.
33. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits: Prior
to issuance of any grading or building permits, 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. Removal of existing driveway approaches and necessary sidewalk, curb and
gutter.
c. Removal of existing sidewalk adjacent to empty back of walk tree cut-out.
d. Installation of accessible compliant driveway approaches on Union Avenue and
necessary sidewalk, curb and gutter.
e. Construction of conforms to existing public and private improvements, as
necessary.
f. Submit final plans in a digital format acceptable to the City.
34. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements installed and accepted by the City,
and the design engineer shall submit as-built drawings to the City.
35. 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.
36. Utility Encroachment Permit: Separate 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 permits for sanitary
sewer, gas, water, electric and all other utility work.
Conditions of Approval
Planned Development Permit (PLN2016-257)
Page 7 of 7
S7. 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.
38. Entrv Gate: If determined necessary by the Director of Public Works, the gate may be
required to be left open to ensure cars trying to enter the community do not overhang the
' sidewalk or impede the flow of traffic on Union Avenue. Further, the City may collect fees
to cover the costs of any staff time required to monitor, enforce, or establish operational
hours for the gate. The fee(s) collected shall be based on the hourly rate(s) of the
employee(s) pertorming such work (e.g. City Traffic Engineer at $199.57 per hour)
provided that the total amount collected shall not exceed one-thousand ($1,000.00)
dollars.