CC Resolution 10695
RESOLUTION NO. .10695
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP
(PLN2006-27) TO CREATE SIX RESIDENTIAL LOTS ON PROPERTY
OWNED BY MR. MIKE BLACK AND JOHN AND JOANNE
GRAFFIGNA LOCATED AT 1691 & 1711 BUCKNALL ROAD IN A P-
O (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION
OF MR. MIKE BLACK. FILE NO.: PLN2006-27.
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 City Council did find as follows
with respect to application PLN2006-27:
1. The proposed creation of six residential lots and one common lot is consistent with
the Medium Density Residential (14-20 units per gross acre) General Plan land use
designation for the property.
2. The proposed density of 9 units per gross acre is within the allowed density range of
14-20 units per gross acre permitted in the Medium Density Residential General
Plan land use designation.
3. The proposed Tentative Subdivision Map is consistent with the Planned
Development Zoning Ordinance.
4. The common lot would consist of a common access driveway and landscaping.
5. The proposed project includes provisions for access to natural air and light for all of
the units.
6. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
7. The Tentative Subdivision Map has been distributed to local agencies, including
Pacific Gas and Electric, 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 proposed lots.
8. A Mitigated Negative Declaration has been prepared for the project pursuant to the
California Environmental Quality Act (CEQA).
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 2
Based upon the foregoing findings of fact, the City Council further finds and
concludes that:
1. The proposed Tentative Subdivision Map is consistent with the General Plan
and Zoning Ordinance of the City.
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.
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. 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.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a
Tentative Subdivision Map (PLN2006-27) to allow the creation of six residential
lots and one common lot on property owned by Mr. Mike Black and John and
Joanne Graffigna located at 1691 & 1711 Bucknall Road 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 is granted for a Tentative Subdivision Map to
create six residential lots and one common lot on property located at 1691 &
1711 Bucknall Road. The Final Map shall substantially conform to the
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 3
Tentative Map prepared by Silicon Valley Land Surveying, Inc., and stamped
as received by the Planning Division on August 21, 2006, except as may be
modified by the conditions of approval herein.
2. Approval Expiration: The Tentative Subdivision 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.
3. Final Map: The Planned Development permit approval is contingent upon
recordation of the Final Map to divide the subject property. The Final Map
shall be recorded prior to issuance of building permits.
4. Park Impact Fee: A park impact fee, based on a density range of six to
thirteen units per gross acre, is due upon development of the site. Credit
shall be given for any existing single-family residence to be demolished. Prior
to recordation of the Parcel Map, 75% of this fee is due. The remaining 25%
is due prior to issuance of a certificate of building occupancy.
5. Propertv 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).
6. Covenants. Codes and Restrictions (CC&R's): Prior to recordation of the
Parcel Map, the applicant shall submit for review and approval by the City a
copy of the draft CC&R's which shall include the following:
a. Formation of a Homeowner's Association;
b. Continued architectural controls to ensure the architectural integrity of the
project, including a provision that ensures that shared building walls and
roofs are repaired, repainted, and/or replaced as necessary;
c. Definition of common areas to be maintained and provision of
maintenance for these areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of
common areas;
e. Provision for the availability of interior garage space for the parking of two
vehicles at all times; and
f. Provision to prohibit the use of outside parking spaces for storage
purposes, including boats, trailers, and recreational vehicles.
PUBLIC WORKS DEPARTMENT
7. LeQal Lot: The applicant shall provide documentation to ascertain that the lot
has been legally created.
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 4
8. Tentative Subdivision Map: The applicant shall submit a tentative subdivision
map for review by the City. The current application processing fee is $5,285.
9. 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.
10. Preliminary Title Report: Upon submittal of the tentative map, the applicant
shall provide a current Preliminary Title Report.
11. Riqht-of-Wav for Public Street Purposes: Upon recordation of the final 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 Bucknall Avenue
frontage to accommodate a 30-foot half-street. The applicant shall submit the
necessary documents for approval by the City Engineer, process the
submittal with City staffs 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.
12. Private Easements: Upon recordation of the final map, the applicant shall
cause private easements to be recorded for private utilities, private storm
drains, reciprocal ingress and egress, emergency vehicles, etc.
13. Monumentation for Final Map: Prior to recordation of the parcel map, the
applicant shall provide a deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal
Code.
14. 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 and replacement of existing street section to centerline G
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 5
d. Installation of City standard curb, gutter, sidewalk on Bucknall Road as
necessary.
e. Installation of street trees and irrigation at 30 feet on center along Bucknall
Road as necessary.
f. Installation of City standard benchmark as necessary.
g. Installation of monument wells as necessary.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies along
Bucknall Road as necessary.
i. Relocation of the existing joint poles.
j. Installation of storm and sanitary sewer facilities and connection to
existing facilities as necessary.
k. Installation of traffic control, stripes and signs as necessary.
I. Construction of conforms to existing public and private improvements, as
necessary.
15. Occupancv: 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.
16. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water
meter(s) and sewer c1eanout(s) shall be relocated or installed on private
property behind the public right-of-way line.
17. 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.
18. 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.
19. Utilitv 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.
20. 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
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 6
reconstructed or overlaid within the previous five years will require boring and
jacking for all new utility installations. Bucknall Road 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.
21. Gradinq and Drainaqe 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.
a. Prior to occupancy, the design engineer shall provide a written certification
that the development has been built per the engineered grading and
drainage plan.
22. Storm Drain Area Fee: Prior to recordation of the final map, the applicant
shall pay the required Storm Drain Area fee of $2,385.00 per net acre, which
is $1,598.00.
23. 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 primary objectives are
to improve the quality and reduce the quantity of stormwater runoff to the bay.
a. 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.
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 7
i. 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.
ii. Prior to issuance of grading or building permits 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.
iii. The applicant shall comply with the requirements of the NPDES
Construction General Permit.
iv. The applicant shall also comply with any other or new conditions as
required by the City of Campbell's most current NPDES permit.
b. 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:
i. The stormwater management facilities were constructed in compliance
with the approved plans.
II. The as-built drawings show all pertinent constructed dimensions,
elevations, shapes, and materials;
iii. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan;
and
iv. Any changes are in conformance with local, state, or federal
regulations
c. Prior to occupancy, the applicant shall provide security for the operation
and maintenance of stormwater pollution prevention measures installed or
provided as a part of this project, and shall sign the "Covenants for the
Operation and Maintenance of Stormwater Facilities".
24. State General Construction Activitv 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.
City Council Resolution
PLN2006-27 -- 1691 & 1711 Bucknall Road -- Tentative Subdivision Map
Page 8
25. Demolition: Prior to recording of the final map/parcel map the applicant shall
obtain a demolition permit and remove any nonconforming structures.
AT&T
26. Public Utilitv Easement: Dedicate the common driveway as a Public Utility
Easement to allow placement of communication facilities without trespassing
upon private property.
WEST VALLEY SANITATION DISTRICT
27. Sewer System: Construct a privately maintained on-site sewer system. This
on-sire sewer system must be designed and constructed in accordance with
the district's public sewer standards. The oft-site sewer must be a district
approved 6-inch sewer with a 6-inch sewer c1eanout at the property line.
28. Fees: Pursuant to district Ordinance Code section 10.130 "time of Payment
of Sewer Connection and Treatment Plant Capacity Fees" the district shall
require the developer to pay all applicable fees prior to issuance of the "Non-
Interference" letter.
29. Final Clearance: Final clearance from the district shall be in the form of a
sewer connection permit for each new parcel. Please contact Jonathon K.
Lee, Senior Civil Engineer at the West Valley Sanitation District at (408) 378-
2407, if you have questions.
PASSED AND ADOPTED this
following roll call vote:
17th day of
October
, 2006, by the
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Kennedy, Burr, Furtado, Watson
None
Hernandez
None
APPROVED: /Cl-----
Jeanette Watson, Mayor
ATTEST:
~~
Anne Bybee, City Clerk