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CC Resolution 10712 RESOLUTION NO. 10712 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2006-55) TO ALLOW THE CREATION OF THREE RESIDENTIAL LOTS ON PROPERTY OWNED BY MR. FRANK ONZO LOCATED AT 310 REDDING ROAD IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. FRANK ONZO. FILE NO: PLN2006-55. 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 PLN2006-55: 1. The density of the proposed project site is 3.9 units per gross acre, which is less dense than the General Plan land use designation of Medium Density Residential (6- 13 units per gross acre). 2. The proposed project is consistent with the Planned Development Zoning Ordinance. 3. The site plan proposes the creation of three individual lots, each with one single family home. Lot 1 would take vehicular access from Redding Road, and Lots 2 and 3 would take access from an existing 14-foot wide, common driveway. 4. The project provides a total of 8 parking spaces, where 6 spaces are required. 5. The completed project would create three individual residential lots with a building coverage of 21 %, landscaping coverage of 60% and paving coverage of 19%. 6. The proposed project will have a floor area ratio of 0.24. 7. No protected trees would need to be removed as part of this project. 8. Each of the units has a private rear yard with a minimum areas of 300 square feet and a minimum depth of 10 feet. 9. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Exemption 15315, Minor Land Divisions. Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 2 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts, which are consistent with the General Plan designation of the property. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 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. 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. THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development Permit (PLN2006-55) to allow the creation of three residential lots on property owned by Mr. Frank Onzo located at 310 Redding 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 Planned Development Permit for specific development standards to allow for the creation of three individual lots, each with one single family home, located at 304,308 & 310 Redding Road. The relationship between the existing building locations and the proposed property lines shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 3 a. Project plans prepared by Lee Engineers, stamped as received by the Planning Division on May 11, 2006. 2. Permit Expiration: The Planned Development Permit is valid for a period of two years from the date of final City Council approval. A Final Map must be recorded within this two-year period or the Planned Development Permit shall be void. 3. Final Map: The Planned Development Permit approval is contingent upon recordation of the Final Map to divide the subject property. 4. Landscape and Irrioation Plan: The applicant shall submit a landscape and irrigation plan for Lot 3 to the Planning Division for review and approval by the Community Development Director. All landscaping for Lot 3 shall be installed per the approved plan prior issuance of final occupancy. The landscape and irrigation plan shall substantially conform to the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). 5. Park Impact Fee: A Park Impact Fee, based on a density range of less than six units per gross acre (currently $16,119 per unit, but subject to change), applies to this project. The original, existing residence on Lot 1 built in 1937 does not require payment of the Park Impact Fee. The Park Impact Fee for the relocated home on Lot 2 has already been paid. The Park Impact Fee for the new home under construction on Lot 3 is due prior to issuance of final occupancy. 6. Propertv 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 (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 7. On-Site LiQhtino: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 8. Construction Mitioation Measures: The applicant shall implement the following construction mitigation measures for the construction in progress on Lot 3: a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 4 b. No pile driving is allowed for construction of the project. c. All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. d. All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. e. All active construction areas shall be watered at least twice daily. f. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. 9. Parkino and Drivewavs: a. All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. 10. Joint Maintenance Aoreement: Prior to recordation of the Parcel Map, the applicant shall submit for review and approval by the City a copy of a draft Joint Maintenance Agreement between Lots 2 and 3 which shall include the following: a. Definition of common driveway to be maintained and provisions for maintenance; b. Provision of a funding mechanism to ensure maintenance and upkeep of common driveway; c. Provision for the availability of interior garage space for the parking of one vehicle at all times; and d. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. 11. Contractor Contact Information Postino: 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 issuance of building permits. Building Division: 12. Permits Reauired: The building permit application for Lot 3 shall be supplemented with landscape and irrigation plans. The building permit shall include any required Electrical/Plumbing fees when such work is part of the permit. 13. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 5 Fire Department: 14. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and shall mot be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Division all applicable construction permits. 15. Required Fire Flow: The required fire flow for this project is 1,000 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s), which are not spaced at the required spacing. 16. Required Access to Water Supplv (Hvdrants): Portions of the structure(s) are greater than 150 feet of travel distance form the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR, provide and approved fire sprinkler system throughout all portions of the building. 17. Fire Apparatus (Enqine) Access Roads Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches. Installations shall conform to Fire Department Standard Details and Specifications Sheet 0-1. 18. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Public Works Department: 19. Parcel Map: 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. 20. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 21. Public Service Easement: Upon recordation of the parcel map, the applicant shall grant a ten foot (10") public service easement on private property contiguous with the public right-of-way along the Redding Road 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. 22. Monumentation for Parcel Map: Prior to recordation of the parcel 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. City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 6 23. Work in the Public Riaht-of-Wav: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 24. Riaht-of-Wav for Public Street Purposes: Upon recordation of the parcel map, the applicant shall cause additional right-of-way to be granted for public street purposes along the Redding Road frontage to accommodate a 30 foot half street. 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. 25. Riaht-of-Wav for Public Street Purposes: Upon recordation of the parcel map, the applicant shall cause additional right-of-way to be granted for public street purposes along the Redding Road frontage to accommodate a 30 foot half street. 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. 26. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required pavement restorations installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 27. Utilitv Encroachment Permit: Separate 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. 28. 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. 29. 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. 30. 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. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 7 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. 31. Deferred Street Improvement AQreement: Prior to recordation of the parcel map, the owner shall execute a deferred street improvement agreement for construction of standard street improvements. These improvements include, but are not limited to, removal and replacement of street pavement structural section to centerline, relocation of utility poles and facilities as required, installation of curb, gutter and sidewalk, ADA compliant driveways and street lights, necessary drainage facilities and necessary conforms to existing improvements. 32. 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. 33. 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. 34. Utilitv Coordination Plan: Prior to recordation of the parcel map, 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. 35. 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. 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. 36. Private Easements: Upon recordation of the parcel map, the applicant shall cause private easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc. City Council Resolution PLN2006-55 - 310 Redding Road - Planned Development Permit Page 8 37. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee, currently set at $2120 per net acre, which is $1,399.20. 38. Private Improvements AQreement: Prior to recordation of the parcel map, the owner shall execute an "Agreement for Private Improvements in the Public Right of Way". This agreement would be required to allow the existing private improvements located in the public right of way along the frontage of this property, and any other non-City standard improvements, to remain. PASSED AND ADOPTED this 21st following roll call vote: day of November 2006, by the AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Kennedy, Hernandez, Burr, Furtado, Watson None None None ATTEST: t~- Anne Bybee, City Clerk /1 APPROVED: U/".~.__.. Jeinette Watson, Mayor