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PC Res 3683 RESOLUTION NO. 3683 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP (PLN2005-80) TO CREATE 44 LOTS ON PROPERTY OWNED BY THE SANTA CLARA VALLEY WATER DISTRICT LOCATED AT 511 & 555 W. CAMPBELL AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS. KATHY ROBINSON, ON BEHALF OF CHARITIES HOUSING, INC., AND SANTA CLARA VALLEY WATER DISTRICT. FILE NO.: PLN2005- 80. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2005-80: 1. The proposed creation of nine residential parcels and related street improvements is consistent with the General Plan. 2. The proposed Tentative Subdivision Map is consistent with the R-1-6 Zoning District. 3. The shape and orientation of the lots facilitates solar access. 4. The tentative subdivision map has been distributed to local agencies, including Pacific Gas and Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley Transportation Authority, and the Santa Clara Valley Water District. None of these agencies raised any concerns about providing services to the parcels. 5. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed tentative subdivision map is consistent with the General Plan. 2. The proposed tentative subdivision 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 subdivision map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. Planning Commission Resolution No. 3683 PLN2005-80 - 511 & 555 W. Campbell Avenue Recommending Approval of a Tentative Subdivision Map Page 2 4. The development and uses would 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. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Tentative Subdivision Map (PLN2005-80) to allow the creation of 44 lots on property owned by the Santa Clara Valley Water District located at 511 & 555 W. Campbell Avenue in a P-D (Planned Development) Zoning District. 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 Proiect: Approval for a Tentative Subdivision Map to create 40 residential lots, three (3) public service lots, and one common lot, on properties located at 511- 555 W. Campbell Avenue. The site design and subdivision design shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: a. Tentative Subdivision Map prepared by Charles Davidson Company, dated September 8, 2005, including a lot plan, preliminary grading and drainage plan, utility plan and demolition plan. 2. Approval Expiration: The Tentative Subdivision Map approval is valid for a period of two years from the date of final approval, unless an extension is granted prior to the expiration date. 3. Planned Development Permit Approval: Valid approval is contingent upon recordation of the Final Subdivision Map to divide the subject property. The Final Subdivision Map shall be recorded prior to the issuance of building permits. 4. Covenants, Codes and Restrictions: The applicant shall submit a draft copy of the Covenants, Conditions and Restrictions (CC&R's) to the Planning Division for Planning Commission Resolution No. 3683 PLN2005-80 - 511 & 555 W. Campbell Avenue Recommending Approval of a Tentative Subdivision Map Page 3 approval by the Community Development Director and City Attorney, prior to the recordation of the Final Subdivision Map, which provide for: a. Formation of a Homeowner's Association to ensure the long-term maintenance of buildings and property. b. Continued architectural controls to ensure the architectural integrity of the project. c. Definition of common areas to be maintained and provision of maintenance for these areas. d. A funding mechanism to ensure maintenance and upkeep of common areas and shared access facilities. e. On-going maintenance of the required front yard landscaping for the project. f. Requirement for the availability of garage space for the parking of vehicles at all times. g. A prohibition on the use of parking spaces for storage purposes, including boats, trailers, and recreational vehicles. PUBLIC WORKS 6. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council, pay various fees/deposits and submit the map in a digital format acceptable to the City. 7. Preliminary Title Report: Upon submittal of the tract map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 8. Public Service Easement and Sidewalk Easement: Upon recordation of the Final Map, the applicant shall grant a 5' public service easement and sidewalk easement on private property contiguous with the public right-of-way along the Campbell Avenue frontage. 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. 9. Private Easements: Upon recordation of the Final Map, the applicant shall have private easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. Planning Commission Resolution No. 3683 PLN2005-80 - 511 & 555 W. Campbell Avenue Recommending Approval of a Tentative Subdivision Map Page 4 10. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide a cash deposit for setting all monuments shown on the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code. 11. Street Improvements: Prior to recordation of the Final 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: a. Show location of all existing utilities within the new and existing public right of way. b. 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. c. Removal of existing driveway approaches and necessary sidewalk, curb and gutter. d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. e. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. f. I nstallation of street trees at 40 feet on center. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. h. Installation of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. 12.Additional Traffic and Safety Improvements; The Planning Commission is asking the City Council to further study and resolve traffic and safety concerns that include left turns onto the project site, left turns out of the project site, northbound left turns from Dot Avenue, the bus stop location, a study of potential alternative vehicular route patters and consideration of pedestrian foot traffic. 13. Occupancy: Prior to allowing occupancy 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. 14. Water Meter(s) and Sewer C!eanout(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. Planning Commission Resolution No. 3683 PLN2005-80 - 511 & 555 W. Campbell Avenue Recommending Approval of a Tentative Subdivision Map Page 5 15. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 16. 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. 17. 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. 18. 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. Campbell Avenue 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. 19. Gradina and Drainaae 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. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 20. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the most current Storm Drain Area fee, currently set at $2,385 per net acre, which is $7,131 (subject to change). 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. 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 Planning Commission Resolution No. 3683 PLN2005-80 - 511 & 555 W. Campbell Avenue Recommending Approval of a Tentative Subdivision Map Page 6 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. RE UIREMENTS FOR GROUP 1 AND GROUP 2 PROJECTS: a. Upon submission of the tentative map, the applicant shall calculate and submit to the City the amount of impervious surface created by the development. b. The applicant's designer or engineer shall submit the required certification for sizing, selection, and preliminary design of treatment BMP's for the project site to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. c. The applicant shall comply with the requirements of the NPDES Construction General Permit. d. Upon submission of the Final Map, the applicant shall sign the "Covenants for the Operation and Maintenance of Stormwater Facilities". e. The applicant shall also comply with any other or new conditions as required by the City of Campbell's NPDES permit. Prior to occupancy, 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: a. The stormwater management facilities were constructed in compliance with the approved plans. b. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials; c. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan; and d. Any changes are in conformance with local, state, or federal regulations. 22. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to recordation of the Final Map, the applicant shall execute an agreement and provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. Planning Commission Resolution No. 3683 PLN2005-80 - 511 & 555 W. Campbell Avenue Recommending Approval of a Tentative Subdivision Map Page 7 23. 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. 24. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Final Map and CC&Rs. 25. Demolition: Prior to recording of the Final Map the applicant shall obtain a demolition permit and remove any nonconforming structures. PASSED AND ADOPTED this 11th day of October, 2005, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Rocha and Roseberry NOES: Commissioners: Gibbons ABSENT: Commissioners: None ABSTAIN: Commissioners: None