PC Res 3297RESOLUTION NO. 3297
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE SUBDIVISION MAP (PLN2000-84) TO ALLOW THE
CREATION OF FOUR NEW SINGLE FAMILY LOTS ON PROPERTY
LOCATED AT 860 HARRIET AVENUE. APPLICATION OF MR.
BRUCE BOWEN, ON BEHALF OF B&C HOMES. FILE NO.
PLN2000-84 (TS).
After notification and public heating, as specified by law, and after presentation by the
Community Development Staff, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-84 (TS):
The proposed density of 5.1 units per gross acre is consistent with the allowable
density permitted under the General Plan.
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The proposed map is consistent with the development standards (including lot size
and minimum lot dimension) of the R-l-6 Zoning District and the San Tomas Area
Neighborhood Plan (STANP) and the P-F(Public Facilities) Zoning District.
The proposed subdivision layout allows for access to sunlight.
Each new parcel created has access to a public right-of-way.
An initial study was prepared for this project and no significant environmental
impacts were found.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that, subject to the imposed conditions:
1. The proposed subdivision is consistent with the requested General Plan Amendment.
The proposed subdivision does not impair the balance between the housing needs of
the region and the public service needs of the residents and available fiscal and
environmental resources.
3. The site is physically suitable for the proposed density and type of development.
4. The design of the subdivision provides, to the extent feasible, for future passive or
natural heating or cooling opportunities.
Planning Commission Resomtion No. 3297
PLN2000-84 - 860 Harriet Avenue - Tentative Subdivision Map
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No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required conditions of approval will have a
significant adverse impact on the environment.
6. The proposed project will aid in the harmonious development of the immediate area.
The applicants are hereby notified, as part of this application, that they are required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified. Additionally,
the applicants are hereby notified that they are required to comply with all applicable Codes and
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not contained herein.
COMMUNITY DEVELOPMENT DEPARTMENT
Prqject Approval: Approval is hereby granted for a 5 lot subdivision. Map
approval shall substantially comply with the Tentative Map, prepared by Brian
Kangas Foulk, dated 8-16-00.
Tentative Map Approval : Tentative Map approval is not effective until the
effective date of the general plan amendment and zone change. Map approval is
valid for 2 years from effective dated, unless a subsequent extension is granted.
Church Improvements: Prior to recordation of the final map, the applicant/property
owner shall submit plans for improvement of the church site including the
following:
· Repainting the church
· Repairing and resurfacing the parking area and
· Repairing and refurbishing landscaping and irrigation systems associated
with the church site.
PUBLIC WORKS DEPARTMENT
Tentative Map: The applicant shall complete the Tentative Map along the
frontages of Lot 5 in the same manner it has been completed for Lots, 2, 3 and 4,
prior to further processing.
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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 $1,450 plus $25 per
lot.
6. Preliminary Title Report: Prior to issuance of any grading or building permits for
Planning Commission Resomtion No. 3297
PLN2000-84 - 860 Harriet Avenue - Tentative Subdivision Map
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the site, the applicant shall provide a current Preliminary Title Report.
Proof of Ownership: Prior to issuance of any grading, drainage or building permits
for the site, the applicant shall provide a current grant deed.
Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map,
the applicant shall grant additional Right-of-Way for Public Street Purposes along
the Harriet Avenue frontage to accommodate a forty-five foot half street right-of-
way. 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.
Public Service Easement: Prior to recordation of the Final Map, the applicant shall
grant a 10-foot Public Service Easement on private property contiguous with the
public right-of-way along the Elam Avenue frontage in accordance with utility
company requirements. 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.
Easements: Prior to recordation of the Final Map, the applicant shall cause
Easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, etc., as needed.
Monumentation for Final Map: Prior to recordation of the Final Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments
shown on the map, as determined by the City Engineer.
Street Improvements: Prior to issuance of any grading permits, building permits or
recordation of the Final Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by
a registered civil engineer, pay fees, post security and provide insurance necessary
to obtain an encroachment permit for construction of the public improvements, as
required by the City Engineer. The plans shall include the following:
Harriet Avenue
· Construct new curb and gutter at 35 from the centedine, detached sidewalk and
ADA compliant pedestrian ramp.
· Reconstruct pavement to centerline unless otherwise approved by the City
Engineer.
· Install street light(s) in accordance with the City street lighting policy.
· Construct tree wells, street trees and irrigation system at 40 feet on center.
· Install and relocate traffic control signs, stripes and related improvements.
· Relocate utilities as necessary.
· Construct conforms to existing public and private improvements.
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PLN2000-84 - 860 Harriet Avenue - Tentative Subdivision Map
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Elam Avenue
· Remove existing curb, gutter, sidewalk, streetlight and related public/private
improvements, as necessary.
· Construct new curb and gutter at 20 feet from centerline, detached sidewalk and
ADA compliant driveway approaches.
· The existing driveway approach serving the church parking lot shall be modified
to comply with ADA requirements.
· Reconstruct pavement to centerline or install asphaltic concrete overlay, as
determined by the City Engineer.
· Install street light(s) in accordance with the City street lighting policy.
· Construct tree wells, street trees and irrigation system at 40 feet on center.
· Install and relocate traffic control signs, stripes and related improvements.
· Relocate utilities as necessary.
· Construct conforms to existing public and private improvements.
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.
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.
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 companies.
Utility Installation Plan: Prior to issuance of building permits for the site, the
applicant shall submit a Utility Installation 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 (5) 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.
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 10 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 Califomia Business Code including Chapters 10, 11, 18, 33
and Appendix Chapter 33.
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Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall
pay the required Storm Drain Area fee which is $2,000 per acre.
19.
Storm Water Pollution 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.
FIRE DEPARTMENT REQUIREMENTS
20.
Review of Site Access and Water Supply: Review of this Development proposal is
limited to acceptability of site access and water supply as they pertain to fire
department operations, and shall not 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
Department all applicable construction permits.
21.
Required Access to Water Supply (Hydrants): Portions of the structure(s) are
greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an on-site fire hydrant OR provide an
approved fire sprinkler system throughout all portions of the building (note Lots 3
and 4).
PASSED AND ADOPTED this 12th day of September, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS: Doorley, Gibbons, Hernandez, Jones, Lindstrom
COMMISSIONERS: None
COMMISSIONERS: Francois, Lowe
COMMISSIONERS: None
abe'th Gibbons, Chair
Sharon Fierro, Secretary