PC Res 3345RESOLUTION NO. 3345
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE SUBDIVISION MAP (PLN2001-12) TO ALLOW THE
CREATION OF SIX LOTS ON PROPERTY LOCATED AT 24'/
SHELLEY AVENUE IN A PD (PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF EUROCRAFT
DEVELOPMENT. FILE NO. PLN2001-12.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-12:
1. The proposed creation of six lots is consistent with the General Plan.
2. The proposed density of 10.82 units per gross acre is no greater than would be allowed by the
R-M-S (Multiple-Family Residential) Zoning District.
3. The provisions of the CC&Rs are necessary to ensure the long-term property maintenance
and continued architectural integrity of the project.
4. An initial study was prepared for this project and no significant environmental impacts were
found.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed subdivision is consistent with the General Plan.
2. The proposed subdivision 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 subdivision provides, to the extent feasible, for future passive or natural
heating and cooling opportunities.
4. No substantial evidence has been presented which shows that the project as currently
presented, and subject to the attached conditions, will have a significant effect upon the
environment.
5. 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.
Planning Commission Resolution No. 3345
PLN2001-12 - 247 Shelley Avenue - Tentative Subdivision Map (6 lots)
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted to create five (5) residential lots and a common lot
for a five-unit townhouse development. The site design shall substantially conform to the
Tentative Subdivision Map prepared by engineers Guiliani and Kull, Inc. received on April 5,
2001.
2. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for
review and approval by the City Attorney and Community Development Director a copy of
the CC&Rs which shall include the following:
a. Formation of a homeowner's association to ensure the long-term maintenance of
buildings and properties.
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, including the driveway and grass cell fire truck turnaround area.
d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas
and shared building walls and roofs to be repaired, repainted, and/or replaced as
necessary
e. Provision for the availability of interior garage space for the parking of two (2) vehicles
at all times.
f. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes.
3. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the
townhouse project. Credit in the amount of $10,990 will be given for the existing single-
family residence. Prior to recordation of the final subdivision map, 75% of this fee is due.
The remaining 25% is due prior to issuance of a certificate of building occupancy.
4. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
PUBLIC WORKS DEPARTMENT
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. The current plan check fee is $1,510.00 plus $25 per lot.
Planning Commission Reso.,~tion No. 3345
PLN2001-12 - 247 Shelley Avenue - Tentative Subdivision Map (6 lots)
Page 3
6. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a
current Preliminary Title Report.
7. Right-of-Way for Public Street Purposes: Upon recordation of the Final Map, the applicant
shall cause additional Right-of-Way to be granted for Public Street Purposes along the
Shelley Avenue frontage to accommodate a 30-foot half street (maximum), as determined by
the City Engineer. The applicant shall cause all documents to be prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
8. Public Service Easement: Upon recordation of the Final Map, the applicant shall grant a 10-
foot Public Service Easement on private property contiguous with the public right-of-way
along the Shelley 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. Easements: Upon recordation of the Final Map, the applicant shall cause Easements to be
recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
10. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall
provide security guaranteeing the cost of setting all Monuments shown on the map, as
determined by the City Engineer.
11. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a
street improvement agreement and shall cause plans for public Street Improvements to be
prepared by a registered civil engineer, pay fees, 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 fee for a non-utility encroachment
permit is $245.00. The plans shall include the following:
a. Removal of existing driveway approach, curb, gutter, and sidewalk.
b. Construction of new curb/gutter and detached sidewalk.
c. Installation of surface treatment or reconstruction of one-half street pavement section as
determined by City Engineer based on field-testing of existing pavement.
d. Construction of new street trees and irrigation at 40 feet on center.
e. Construction of new ADA compliant driveway approach.
f. Installation of signs and stripes, as necessary.
g. Relocation and protection of utilities as necessary.
h. Construction of conforms to existing public and private improvements as necessary.
12. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
13. Soils Report: Prior to preparation of the on and off-site improvement plans; the applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
14. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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.
Planning Commission Res~,,,,tion No. 3345
PLN2001-12 - 247 Shelley Avenue - Tentative Subdivision Map (6 lots)
Page 4
15. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
that have been resurfaced within the previous 5 years will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
16. 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 10 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.
17. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the
required Storm Drain Area fee that is $2,250.00 per acre.
18. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
19. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition
permit to remove any nonconforming structures.
PASSED AND ADOPTED this 24th day of April, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Hernandez, Jones, Lindstrom,
Lowe
None
None
None
ATTEST:
APPROVE~
~3haron Fierro, Secretary