CC Resolution 12421RESOLUTION NO. 12421
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE PARCEL MAP (PLN201&
218) TO CREATE TWO SINGLE-FAMILY LOTS ON PROPERTY
LOCATED AT 1806 WHITE OAKS 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 City Council finds as follows with regard to the approval of a Tentative Parcel Map
(PLN2018-218):
1. The proposed project ("project") includes a Tentative Parcel Map (PLN2018-218) to
create two single-family lots; a Zoning Map Amendment (PLN2018-219) to rezone the
project site from R-1-6 (Single -Family Residential) to P-D (Planned Development); and
a Planned Development Permit (PLN2018-220) to allow construction of two single-
family homes with an exception to the access requirement.
2. The project site consists of a single parcel (18,634 sq. ft. net and gross) located on the
east side of White Oaks Road between Shelley Avenue and White Oaks Court.
3. The property is currently developed with one single-family residence and several
accessory structures that will be demolished as partof the proposed project.
4. Abutting land uses include single-family homes to the north, south, and west, and an
apartment community to the east.
5. The proposed subdivision will require a 30-foot dedication along White Oaks Road,
which will reduce the net lot area of the property from 18,634 square feet to 16,369
square feet.
6. The project site is zoned R-1-6 (Single -Family Residential) as shown on the Campbell
Zoning Map and will be rezoned to P-D (Planned Development).
7. The project site is designated Low Density Residential (Less than 6 Units / Gr. Acre)
as shown on the Campbell General Plan Map.
8. The proposed residential land use, at a density of 4.6 units/gr. acre, is consistent with
the allowable land use and maximum density permitted by the Low Density
Residential General Plan land use designation.
9. The proposed Tentative Parcel Map (PLN2018-218) may be approved concurrently,
and subject to a Planned Development Permit (PLN2018-220) and Zoning Map
Amendment (PLN2018-219).
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
City Council Resolution No. 12421
PLN2018-218 —1806 White Oaks Road —.Approval of a Tentative Subdivision Map
Page 2 of 2
1. The proposed Tentative Parcel Map is consistent with the General Plan and Zoning
Ordinance of the City.
2. The proposed Tentative Parcel Map does not impair the balance between the housing
needs of the region and the public service needs of its residents and available fiscal
and environmental resources.
3. The design of the Tentative Parcel Map provides, to the extent feasible, for future
passive or natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
6. There is a reasonable, relationship between the use of the fees imposed upon the
project and the type of development project.
7. The project is exempt from review under the California Environmental Quality Act as
there is no possibility for the project to have a significant effect on the environment
under CEQA Section 15061.b.3 and pursuant to Section 15315, Class 15, pertaining to
the division of property in urbanized areas into four or fewer parcels.
THEREFORE, BE IT RESOLVED that the City Council approves a Tentative Parcel Map
(PLN2018-218) for the Project located at 1806 White Oaks Road, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 2nd day of April, 2019, by the following roll call vote:
AYES: COUNCILMEMBERS: Resnikoff, Bybee, Gibbons, Landry, Waterman
NOES: COUNCI LMEMBERS: None
ABSTAINED: COUNCILMEMBERS:None
ABSENT: COUNCILMEMBERS:None
APPROVED.
Richard M. Waterman, Mayor
ATTEST:
Wendy 6Aod, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Tentative Parcel Map (PLN2018-218)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws
and regulations and accepted engineering practices for the item under review. Additionally,
the applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Project: Approval is granted for a Tentative Parcel Map (PLN2018-218) to
create two single-family lots subject to approval of a Zoning Map Amendment (PLN2018-
219) to rezone the project site from R-1-6 (Single -Family Residential) to P-D (Planned
Development); and a Planned Development Permit (PLN2018-220) to allow construction
of two single-family homes with an exception to the access requirement on property
located at 1806 White Oaks Road. The project shall substantially conform to the
Tentative Parcel Map dated February 19, 2019 except as may be modified by the
Conditions of Approval herein.
2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years
from the date of final City Council approval unless an extension is granted prior to the
expiration date. Recordation of a Final Parcel Map must occur within this two-year
period.
3. Parcel Map: The Planned Development Permit approval is contingent upon recordation
of the Parcel Map to divide the subject property. The Parcel Map shall be recorded prior
to the issuance of building or grading permits.
4. Future Development: The Final Parcel Map shall clearly state the following: "All future
development shall comply with the R-1-6 (Single -Family Residential) Zoning District
development standards" and shall include the information below:
Zoning Map Symbol
Minimum Parcel Area:
Square Feet/Net Acre
Minimum Lot
Width: Feet
R-1-6
6,000
60
Development Feature
R-1
Minimum public
25 feet/15 feet for flag lots
frontage
Maximum allowable
Low Density Residential, Less than 6 d.u./gross acre
density
750 square feet per dwelling unit. The area shall be in addition to the required
Private open space
front setback between the structure and any street property line. The recreational
required
area may be occupiedby facilities such as a swimming pool, playground
equipment, and a patio, porch, or deck provided it is open on at least two sides
Exhibit A - Conditions of Approval
PLN2018-219 — 1806 White Oaks Road — Tentative Parcel Map
Page 2 of 7
and not covered by a roof or canopy. No dimension of an area to be counted as
opens ace shall be less than 10 feet.
Setbacks required
Front
20 ft.
A minimum of five feet or one-half the height of the building wall adjacent to the
Side (each)
side property line (whichever is greater). The planning commission may allow a
minimum side setback of five feet for structures proposed for a second story
addition, when it finds:
a. The side 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 side 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.
Street side
12 ft.
Rear
A minimum of five feet or one-half the height of the building wall adjacent to the
side property line whichever is greater).
Vehicular access
25 feet to any public right-of-way.
Maximum floor area
0.45
ratio
The planning commission may approve an F.A.R. of up to 0.50 with approval of a
site and architectural review permit when it makes both of the following findings:
a. The perceived scale and mass of the home is compatible with the adjacent
homes and the homes in the surrounding area.
b. The home minimizes the use of design features that make it appear
significantly larger than the adjacent homes and the homes in the surrounding
area.
Maximum lot coverage
40%
Main structure
35 ft./2'/2 stories
maximum height
Distance between non -
accessory structures on
The distance equal to building wall height of the taller of the two structures.
the same lot
Accessory structures
See Section_2.1.36._020(Accessory structures
Fences, walls, lattice
See Section 21.18.060 (Fences, walls, lattice and screens)
and screens
Motor vehicle parking
See Cha ter 21.28 (Parking and Loading)
5. Planned Development Permit: The Tentative Parcel Map is contingent upon approval of
the Planned Development Permit (PLN2018-220). A Parcel Map may not be recorded if
the Planned Development Permit expires or is revoked by the City Council.
6. Park Impact Fee: A park impact fee is due upon development of the site, based on the
development density of less than 6 Units per Gross Acre (Low Density), less credit for
one legally constructed unit. Prior to recordation of the Final Parcel Map, 75% of this fee
is due. The remaining 25% is due prior to issuance of a certificate of building occupancy.
The fee is currently set at $19,298 per unit. This fee is subject to change and the fee in
effect at the time of payment shall be the fee due.
7. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project.
Exhibit A - Conditions of Approval
PLN2018-219 — 1806 White Oaks Road — Tentative Parcel Map
Page 3of7
8. 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).
9. Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street prior
to the issuance of building permits.
PUBLIC WORKS DEPARTMENT
10. The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. The applicant will be required to apply
for an Encroachment permit to construct frontage improvements.
11. Construction Drawings: The applicant shall submit the required Parcel Map, Street
Improvement Plans, and Grading and Drainage Plans directly to the Public Works
Department prior to, or concurrent with the Building permit application. Said application
shall include the following:
a. Response Letter: Upon submittal of the required plans, the applicant shall
provide an itemized response letter verifying that all the Public Works Conditions
of Approval have been met or addressed.
b. Submittal Requirements: The checklist for the various plans required for
submittal can be found on the City's Website at:
CityServices►PublicWorks►Engineering ►Land Development► Documents, (or use
this link: http://www.citvofcampbell.com/206/Documents). See instructions on:
i. Checklist for Parcel Map;
ii. Checklist for Grading and Drainage;
iii. Checklist for Street Improvement Plans;
iv. Street Dedication Requirements
12. Tentative Parcel Map: The applicant shall submit a complete and accurate tentative
Parcel Map in accordance with the Planning Division's checklist.
13. 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.
14. Preliminary Title Report:. Upon submittal of the Parcel Map, the applicant shall provide a
current (within the past 6 months) Preliminary Title Report.
15. Right -of -Way for Public Street Purposes: Upon recordation of the Parcel Map, the
applicant shall fully complete the process to cause additional right-of-way to be granted
in fee for public street purposes along the White Oaks Road frontage to accommodate a
Exhibit A - Conditions of Approval
PLN201'8-219 —1806 White Oaks Road — Tentative Parcel Map
Page 4 of 7
30-feet public improvement, 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.
16. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide a cash deposit ($10,000 for seven %" iron pipes) 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.
17. Demolition: Prior to recording of the Parcel Map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
18. Soils Report: Upon submittal of the Parcel Map, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
19. Grading and Drainage 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.
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 the potential
for subsurface failure and surface failure due to vehicle loads.
20. Storm Water Information: On the preliminary tentative map show the amount, in square
footage, of:
a. Existing impervious area
b. Proposed impervious area
c. Proposed pervious area
21. 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.
Exhibit A - Conditions of Approval
PLN2018-219 —1806 White Oaks Road — Tentative Parcel Map
Page 5 of 7
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.
22. Permeable Pavement: The proposed stormwater treatment plan is dependent on the
use of permeable pavement for the common area driveway. Therefore, this project is
required to use permeable pavement or permeable concrete for the areas as identified
on the included stormwater treatment plan. By installing these permeable pavers, this
project does not trigger C.3 stormwater requirements; therefore the permeable pavers
cannot be removed or replaced with impervious material. This project is approved based
on the proposed installation of permeable pavers.
23. Trash Capture: Install trash capture inserts (KriStar FloGard or approved equal) in all
on -site storm drain catch basins, and a full trash capture screen (StormTek ST3G or
approved equal) in the existing storm drain catchbasin along the frontage.
24. 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.
25. 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.
26. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location
and size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
27. Pavement Restoration: The applicant shall restore the pavement in compliance with
City -standard requirements. In the event that the roadway has recently received a
pavement treatment or reconstruction, the project will be subject to the City's Street Cut
Moratorium. The applicant will be required to perform enhanced pavement restoration
Exhibit A - Conditions of Approval
PLN2018-219 — 1806 White Oaks Road — Tentative Parcel Map
Page 6 of 7
consistent with the restoration requirements associated with the Street Cut Moratorium.
The City's Pavement Maintenance Program website(https://www.ci.campbell.ca.us/219)
has detailed information on the streets currently under moratorium and the enhanced
restoration requirements.
28. 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:
c. Show location of all existing utilities within the new and existing public right of
. way.
d. 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.
e. Removal of existing driveway approaches and necessary sidewalk, curb, and
gutter.
f. Installation of City approved street trees and irrigation at 30 feet on center.
g. Installation of City standard curb, gutter, 5' park strip and 5' sidewalk and ADA
compliant driveway approaches.
h. Installation of engineered structural pavement section to centerline, as required
by the City Engineer.
i. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
j. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
k. Installation of traffic control, stripes and signs.
I. Construction of conforms to existing public and private improvements, as
necessary.
m. Submit final plans in a digital format acceptable to the City.
29. 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 and pavement restoration
installed and accepted by the City, and the design -engineer shall submit as -built
drawings to the City.
30. 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
Exhibit A - Conditions of Approval
PLN2018-219 —1806 White Oaks Road — Tentative Parcel Map
Page 7of7
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.
31. 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.
32. 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.