CC Resolution 10117
RESOLUTION NO.
10117
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP
(PLN2002-41) TO CREATE 30 RESIDENTIAL LOTS AND FOUR
PRIVATE DRIVEWAY (TURNER WAY) LOTS ON PROPERTY
OWNED BY U.S. TRUST COMPANY AS TRUSTEE OF THE
VECCHIOLI FAMILY TRUST AT 1255-1461 W. HACIENDA
AVENUE IN AN R-I-9 (SINGLE FAMILY RESIDENITAL)
ZONING DISTRICT. APPLICATION OF MR. JIM SULLIVAN, ON
BEHALF OF BRADDOCK & LOGAN SERVICES, INC. FILE NO.
PLN2002-41.
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 PLN2002-41:
1. The project site covers a 6.66 net acre area and is located on the northwest comer of West
Hacienda Avenue and South San Tomas Aquino Road in the San Tomas Area Neighborhood.
The project consists of the development of 30 new single-family residential units on 9,000
square feet or greater lots.
2. The proposed creation of 30 residential lots and four private driveway (Turner Way) lots is
consistent with the General Plan land use designation of Low Density Residential (less than
4.5 units per gross acre).
3. The proposed Tentative Subdivision Map is consistent with the R-I-9 (Single-family
Residential, 9,000 square feet minimum lot size) Zoning Ordinance. The proposed residential
lots created by the proposed Tentative Subdivision Map all exceed 9,000 square feet. The
proposed lots range in size from 9,008 to 14,163 square feet with an average lot size of 9,560
square feet.
4. The minimum lot width for parcels is 70 feet; the proposed parcels all meet this required lot
width. The two parcels on the bulb of the cul-de-sac meet the minimum lot width
requirement of 60 feet.
5. The plot plan proposes the development of 30 single-family residences on individual lots.
Ten residences would front Hacienda A venue, nineteen would front the new public street,
and one residence would front S. San Tomas Aquino Road.
6. A new "L" shaped public street would be created that is off of Hacienda A venue and ends
with a cul-de-sac near South San Tomas Aquino Road. The cul-de-sac design increases the
safety for the residents, reduces the amount of traffic on the street and the speed that it can
travel, and creates a sense of community on the residential street. The design prevents cut-
through traffic between South San Tomas Aquino Road and Hacienda A venue.
, City Council Resolution
PLN2002-41 - 1255-1461 W. Hacienda Avenue - Tentative Subdivision Map
Page 2
7. A ten-foot wide public pedestrian accessway would connect the cul-de-sac to South San
Tomas Aquino Road in order to provide a connection to the neighborhood without adverse
traffic impacts.
8. The placement of the entrance of the new public street has been located as far away from the
intersection as possible and has been placed on Hacienda A venue to prevent the vehicle
queue from blocking the entrance/ exit of the new public street.
9. The Tentative Parcel 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.
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. 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.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative
Subdivision Map (PLN2002-41) to create 30 residential lots and four private driveway (Turner
Way) lots on property owned by U.S. Trust Company as Trustee of the Vecchioli Family Trust at
1255-1461 W. Hacienda Avenue, subject to the following conditions:
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
City Council Resolution
PLN2002-41 - 1255-1461 W. Hacienda Avenue - Tentative Subdivision Map
Page 3
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
Plannin2: Division
1. Approved Proiect: Approval is granted for a Tentative Subdivision Map to create 30
residential lots and four private driveway (Turner Way) lots at 1255-1461 W. Hacienda
A venue. The Final Subdivision Map shall substantially conform to the Tentative Subdivision
Map prepared by MacKay & Somps Civil Engineering, Inc. and received by the Planning
Division on September 24, 2002, 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. Park Impact Fee: A park impact fee of $10,990 per unit, or the fee in effect at the time of
payment, is due upon development of the site. Based on the development of 30 single-family
units at a density of 3.4 units per gross acre, a total of $329,700, or the fees in effect at the
time of payment, shall be paid to the City. 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).
5. Street Lights: The design of the proposed street lights on the new public street must be
reviewed and approved by the Community Development Director and the Public Works
Director to ensure a compatible design, pole color, and appropriate lighting intensity. The
applicant shall complete a lighting layout and distribution plan that shows the lighting
intensity.
PUBLIC WORKS DEPARTMENT
6. 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 $1,600.00 plus $25 per lot.
7. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a
current Preliminary Title Report.
8. 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 as generally
City Council Resolution
PLN2002-41 - 1255-1461 W. Hacienda Avenue - Tentative Subdivision Map
Page 4
shown on the approved tentative map, including the lO-foot wide non-vehicular pedestrian
accessway between Lots 14 and 15.
9. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall
provide security for setting all monuments shown on the map.
10. Street Improvements: Upon 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 fee for a non-utility encroachment
permit application is currently $260.00. The plans shall include the following:
Hacienda A venue
a. Removal of the existing curb, gutter, and driveway approach and sidewalk;
b. Construction of new curb, gutter and detached sidewalk;
c. Removal of the existing pavement section to the centerline and construction of new
pavement from the new curb and gutter to the centerline based on an R-Value provided
by a soils engineer and traffic index provided by the City (areas of the existing pavement
section may be retained if testing proves them to be structurally sound to the satisfaction
of the City Engineer);
d. Installation of street trees and irrigation at approximately 40 feet on center;
e. Removal of the existing streetlights and related appurtenances, and relocation to the
new parkway behind the curb, including construction of new footings and installation of
new conduits, conductors, and appurtenances.
South San Tomas Aquino Road
a. Removal of the existing curb, gutter, sidewalk, and approaches;
b. Construction of new curb, gutter, and detached sidewalk;
c. Installation of street trees and irrigation at approximately 40 feet on center.
New Public Street
a. Construction of new street improvements, as generally depicted by the typical section for
a 40 foot right-of-way on the approved tentative map;
b. Construction of intersection improvements including a 30-foot curb return and pedestrian
ramps;
c. Installation of decorative street lights.
d. Construction of pedestrian access improvements between Lots 14 and 15 including
installation of textured concrete paving and decorative bollards spaced appropriately, as
determined by the City Engineer.
City Council Resolution
PLN2002-41 - 1255-1461 W. Hacienda Avenue - Tentative Subdivision Map
Page 5
Hacienda A venue and South San Tomas Aquino Road
a. Removal, relocation and installation of traffic control devices, including signs and stripes,
as determined by the City;
b. Protection, relocation and installation of utilities, as necessary;
c. Construction and reconstruction of intersection improvements at San Tomas Aquino
Road as a result of realignment of the street centerlines and narrowing of the street width;
d. Reconstruction of the pedestrian ramp at the intersection, as necessary;
e. Construction of storm drains, drainage inlets and related appurtenances as determined by
the City Engineer;
f. Installation of ground cover in the parkway;
g. Construction of conforms to existing public and private improvements, as necessary.
11. Turner Wav: Subject to recei ving permission from the applicable property owners adjacent to
Turner Way, the applicant shall submit off-site private improvement and grading plans,
prepared by a registered civil engineer, for approval by the Community Development
Department prior to recordation of the Pinal Subdivision Map. The applicant shall work with
the property owners along Turner Way to prepare a schedule for the Turner Way
improvements that will minimize inconvenience to the residents, subject to review and
approval by the Community Development Director, prior to issuance of building permits.
The improvements must be completed prior to the issuance of a Certificate of Occupancy for
the last dwelling unit. The plans shall include the following:
a. Resurfacing and reconstruction of the existing pavement and construction of new
pavement for a 16-foot wide private driveway, as necessary, subject to approval of the
Community Development Department and Public Works Department;
b. Installation and modification of drainage improvements, as necessary;
c. Relocation of the West Valley Sanitation District existing 6-inch sewer main from the
proposed residential lots to Turner Way;
d. Relocation, installation, and removal of private and public utilities, as necessary.
12. Street Improvements at 1240 Abbott A venue: The applicant shall make a good faith effort to
arrange to be paid by the property owners of 1240 Abbott A venue to construct standard street
improvements on Hacienda A venue and the curb return at Abbott A venue that are required
under a Deferred Street Improvement Agreement that the owners signed in 2001.
13. 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.
14. 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.
15. 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
compames.
City Council Resolution
PLN2002-41 - 1255-1461 W. Hacienda Avenue - Tentative Subdivision Map
Page 6
16. Utility 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 of street improvements and/or abandonment of all utilities. Streets, which have
been resurfaced within the previous five 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.
17. 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 ten-year storm frequency, prepare
an engineered grading and drainage plan for approval by the City, and pay fees required to
obtain necessary grading permits. The plans shall comply with the current edition of the
California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
18. Storm Drain Area Fee: Prior to recordation of the parcel map/final map, the applicant shall
pay the required Storm Drain Area fee, which is $2,000.00/acre.
19. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building, the applicant shall obtain a permit and clearance from the SCVWD.
20. 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. This includes filing a Notice of Intent (N.a.I.).
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
21. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition
Permit to remove any nonconforming structures.
22. Vacation of Public Street and Easements: Prior to recordation of the final map, the applicant
shall submit a vacation of excess right-of-way application for approval by the City Engineer.
The current application processing fee is $635.00.
23. Santa Clara Valley Water District Permit: The applicant shall obtain a permit as required
from the Santa Clara Valley Water District for work within the District's easement or within
50 feet of Smith Creek.
COUNTY FIRE DEPARTMENT
24. Required Fire Flow: The required fire flow for this project is 1,000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s), which
are located at the required spacing.
25. Public Fire Hydrants Required: Provide two (2) new public fire hydrants adjacent to lots #16/
#17 and the comer of lot #22. Consult with the San Jose Water Company. Hydrants shall
have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500
, '
City Council Resolution
PLN2002-41 - 1255-1461 W. Hacienda Avenue - Tentative Subdivision Map
Page 7
feet. Prior to applying for a building permit, provide civil drawings reflecting all fire hydrants
serving the site. To prevent building permit delays, the applicant shall pay all required fees to
the San Jose Water Company as soon as possible.
26. Fire Hvdrant Location Identifier: Prior to project final inspection, the general contractor shall
ensure that an approved ("Blue Dot") fire hydrant location identifier has been placed in the
roadway, as identified by the Fire Department.
27. Timing of Required Water Supply Installations: Installations of required fire services and
fire hydrants shall be tested and accepted by the Fire Department prior to the start of framing
or delivery of bulk combustible materials. Building permit issuance may be withheld until
required installations are completed, tested, and accepted.
28. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with the Fire Department Standard
Details and Specifications sheet A-I.
29. Timing of Required Roadway Installations: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until installation is
complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance will be withheld until installations are
complete.
30. 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.
PASSED AND ADOPTED this 19th day of
call vote:
November
, 2002, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Burr, Kennedy, Furtado, Watson
None
Dean
None
APPROVED: b- A./'~
J~nette Watson, Mayor
ATTEST:
/J
~LJJvU-.
L--
Anne Bybee, City Clerk