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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