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