PC Res 3239RESOLUTION NO. 3239
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PD 99-02) TO ALLOW THE
CONSTRUCTION OF 51 SINGLE-FAMILY RESIDENCES ON
PROPERTY LOCATED AT 102 to 190 N. HARRISON AVENUE IN A
PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION
OF SUMMERHILL HOMES. FILE NO. PD 99-01.
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 Planning Commission finds as follows with
respect to application PD 99-01:
1. The proposed Planned Development Permit is consistent with the General Plan.
The proposed residential density of 11.9 units per gross acre is consistent with the density
allowance of up to 27 units per gross acre as permitted under the General Plan land use designation
of High Density Residential/Commercial &Retail/Office for the project site.
3. The individual character of the home designs is consistent with other developments in the
surrounding area and is consistent with the development standards for residential uses.
4. The massing of the project and the building setbacks and layouts integrate the proposed uses into
the neighborhood of the project site.
The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's
association are necessary to ensure the long-term property maintenance and continued architectural
integrity of the residential project.
6. The proposed residential project provides a high quality residential design, consistent with the
traditional housing patterns in the neighborhood.
An initial study was prepared for this project and concludes that there are no unmitigated
significant environmental impacts and that the project approval includes mitigation measures to
reduce the noise impacts to less than significant.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed development and uses clearly will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
Page 2
2. 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.
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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 recommended 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. An initial study has been prepared which concludes that a Mitigated Negative Declaration should
be prepared.
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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.
7. No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
Further, the applicants are notified as part of this application that they are required to comply with all
applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to
this application and are not herein specified. And, that this approval is granted subject to the following
Conditions of Approval.
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Project: Approval is granted to construct a 51-lot detached single-family
development on property located at 102 - 190 Harrison Avenue. The building designs shall
substantially conform to the project exhibits listed below, except as may be modified by the
Conditions of Approval herein:
A. Site plan prepared by Wilsey Ham, dated as received October 22, 1999.
B. Building elevations and floor plans prepared by, JBZ Architects, dated as received
October 22, 1999.
C. Tentative Subdivision Map prepared by Wilsey Ham, Civil Engineer, dated as received on
October 22, 1999.
D. Landscape plan, prepared by Forsum/Summers & Murphy, Inc., dated as received October
22, 1999.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
Page 3
Building Elevations, Details and Colors: The applicant shall submit more detailed building
elevations and exhibits depicting architectural detailing as rendered on the street elevations
and building elevations. Detailed elevations and exhibits shall be reviewed by and approved by
the Community Development Director upon recommendation of the Architectural Advisor
prior to the issuance of building permits.
Architectural Details: Plans submitted for Building Permits shall include the following:
A. Provision of a color/material sample board specifying color palette, textures
and
materials.
B. Provision of building elevations and details illustrating details for windows, doors, roof
and architectural features.
C. Submit brochures or roof samples of the color and material of the proposed roofing. The
intent of this condition is to provide variation in roof materials throughout the project and
to provide high quality materials.
D. Windows shall have significant insets to create shadow lines and shall be detailed with
trim and sill details, using grid patterns on all elevations.
E. Garage doors shall have automatic opening devices and shall have decorative features
such as windows and panels.
F. Front doors shall be enhanced with inset panels or windows.
G. Front yards shall be landscaped and driveway, walkway and porches shall use decorative
pavement treatments such as banding, colored concrete, brick courses or other alternative
pavement enhancements.
H. Architectural details shall be carried throughout all four elevations of the residences.
Building Division Submittals: The applicant shall provide a copy of the conditions of
approval for the project to be printed on the cover sheet(s) of the plans submitted for any
building permits for the project.
Landscaping: The applicants shall submit four copies of a detailed landscape and irrigation
plan to be reviewed and approved by the Community Development Director prior to issuance
of any building permits for the site. The plans shall include the following:
A. All trees shall be a minimum 24" box size. Larger 36" box trees shall be required in the
open space area. All shrubs shall be a minimum of 5-gallon in size.
B. Replacement of any trees protected by ordinances of the City pursuant to the requirements
of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection
Ordinance.
C. Improvements for the open space area and of the front and rear yards of the residential
units.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
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D. All landscaping shall be installed prior to building occupancy. If landscaping is not
completed at the time of building occupancy landscaping bonds shall be required to ensure
completion within one month of occupancy. Landscaping of the private yard space of each
unit shall be completed at the time of building occupancy for each unit.
E. Fencing details for public and private areas including the use of decorative picket fences
where low fencing is used and decorative treatment on privacy fences and sound walls
including undulating the location and installation of landscaping.
F. Decorative lighting fixtures for the public and private spaces.
G. Decorative paving treatment such as interlocking pavers, brick or cobblestones.
H. The private street adjacent to Salmar Avenue shall be modified to provide an on-site
vehicular turn around in lieu of a parking space.
Parking and Driveway: All parking and driveway areas shall be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code.
A. Each garage shall have an automatic garage door.
B. Traffic markings and signing shall be reviewed and approved by the Community
Development Director prior to the issuance of building permits.
C.
Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for
review and approval by the City Attorney, City Engineer and Community Development
Director a copy of the maintenance agreement and CC&Rs which shall include the following:
A. Formation of a homeowner's association to ensure the long-term maintenance of buildings
and properties.
B. Continued architectural controls to ensure the architectural integrity of the project and the
creation of an architectural review committee for the homeowners association.
C. Description and map illustrating "common" areas to be maintained and ensure that the
open space area and streets are available to the public.
D. Provision of maintenance for "common" landscaping within the project site including
street yards of the residences by the homeowner' s association.
E. Provision for the long-term property maintenance for the private streets, landscaping and
sound walls as necessary. Graffiti removal from sound walls within a reasonable period of
time.
D. All landscaping installed pursuant to the approved landscape plan shall be maintained in
good health and graffiti shall be removed from walls and fences within a reasonable period
of time.
F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas.
CC & R's shall provide for maintenance and use of the access drives, common fencing,
and open space areas.
G. Provisions to ensure the availability of two garage parking spaces for each unit.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
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H. Provisions for appropriate screening and location of trash containers.
I. Naming of the City as a third party beneficiary with the opportunity to lien properties for
any breach of the maintenance agreement and CC&Rs.
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Park Impact Fee: A park impact fee of $7,035 per unit for a total of $358,785.00 is due upon
development of the residential project. Full payment of this fee is due prior to issuance of a
certificate of building occupancy.
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Fences and Wall Plan and Noise Attenuation: The applicants shall install fencing and sound
walls consistent with the recommendations of the noise assessment and the conceptual
landscaping plan. Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code and the mitigation measures of the Initial Study and shall be
submitted for review and approval by the Community Development Department prior to the
issuance of building permits.
10.
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, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed.
Uniform Fire Code).
11.
Location of Mechanical Equipment: No mechanical equipment, i.e. air conditioning units,
shall be located within the common lot or within commonly maintained areas of the residential
project site. Mechanical equipment visible to street frontages shall be screened by landscaping
or trellis structures.
12.
Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow prevention devices,
indicating the location of the boxes and screening (if the boxes are above ground) for approval
by the Planning Division.
13.
On-site lighting: On-site lighting for the common areas shall not create glare on adjacent
properties. Lighting shall be shielded away from adjacent residential properties. Lighting plan
to be reviewed and approved by the Community Development Director prior to the issuance of
building permits.
DEPARTMENT OF PUBLIC WORKS
14.
Vesting Tentative Map: The applicant shall revise the Tentative Map to include a typical
section for Salmar Avenue and related information. The west side of the typical section on
Harrison Avenue shall also be changed to show the new curb and gutter at 20 feet from
centerline with a 4.5 foot sidewalk.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
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Final Map: Prior to issuance of any grading or building permits for the site, the applicant
shall submit a Final Tract Map for review by the City and recordation. The current plan check
fee is $1,450.00 plus $25 per lot.
Preliminary Title Report: Prior to recordation of the Final Tract Map, the applicant shall
provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to recordation of the Final Tract Map, the
applicant shall grant additional Right-of-Way for Public Street Purposes along the Harrison
Avenue frontage as necessary to accommodate a 36 foot right-of-way easterly of the centerline
as shown on the Vesting Tentative Map. The applicant shall cause all documents to be
prepared for review by the City and recordation.
Public Service Easement: Prior to recordation of a Final Tract Map, the applicant shall grant
a 10 foot Public Service Easements on private property contiguous with the public right-of-
way along the east side of Harrison and Salmar Avenue. The applicant shall cause all
documents to be prepared by a registered civil engineer/surveyor for review by the City and
recordation.
Easements: Prior to recordation of the Final Tract Map, the applicant shall cause Easements
to be recorded on private property.
Monuments: Prior to recording Final Tract Map, applicant shall provide security
guaranteeing the cost of setting all Monuments shown on the record map, as determined by the
City Engineer.
Street Improvements: Prior to recordation of the Final Tract 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:
East Side of Harrison Avenue · Removal of existing curb, gutter, and sidewalk.
· Removal of pavement to monumented centerline or as determined by the City
Engineer.
· Construction of standard curb, gutter, detached 4.5-foot sidewalk, pedestrian access
ramps, and driveway approaches, all in compliance with ADA requirements.
· Construction of pavement to monumented centerline, or as determined by the City
Engineer.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
Page 7
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Construction of sod, street trees with irrigation at 40 feet on center, all in the parkway
strip.
· Installation of streetlights.
· Removal of existing pole.
· Construction of street signs and stripes as necessary
· Construction of storm drain and related improvements from Grant Avenue to Salmar
Avenue.
· Construction of conforms to existing improvements as necessary.
West Side of Harrison Avenue
· Removal of the curb return on the NW comer of Grant Avenue and Harrison Avenue.
· Removal of pavement to the monumented centerline or as determined by the City
Engineer.
· Construction of standard curb at 20 feet from centerline, gutter, attached 4.5-foot
sidewalk, pedestrian access ramps at Grant Avenue, and driveway approaches, all in
compliance with ADA requirements.
· Construction of pavement to monumented centerline or as determined by the City
Engineer.
· Construction of sod, street trees with irrigation at 40 feet on center.
· Installation of streetlights.
· Construction of street signs and stripes as necessary.
· Construction of conforms to existing improvements as necessary.
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 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.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
Page 8
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Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
27.
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 1994 edition of the UBC including Chapters 18, 33,
and Appendix Chapter 33.
28.
Storm Drain Area Fee: Prior to recordation of the Final Tract Map, the applicant shall pay
the Storm Drain Area fee of $2,250 per acre.
29.
Park Dedication Fees: Prior to recordation of the Final Tract Map, the applicant shall pay
75% of Park Dedication Fees which is 0.75 x $7,035 = $5,276.25 per unit.
30.
Santa Clara Valley Water District (SCVWD): Prior to grading or recordation of the Final
Tract Map, the applicant shall obtain clearance from the SCVWD.
31.
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.
32.
Conditions~ Covenants~ and Restrictions: Provide copies of CC&Rs for review by the City
prior to recordation of the Final Tract Map and CC&Rs.
33.
Demolition: Prior to recording of the Final Tract Map the applicant shall obtain a Demolition
permit to remove all non-conforming structures.
SANTA CLARA COUNTY FIRE DEPARTMENT:
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Development Review: 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 apply to the Building Division for
applicable construction permits.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue- Summerhill Homes
Page 9
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Required fire flow: Required fire flow for this project is 1000 GPM at 20-psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s) which
are spaced at the required spacing.
Public Fire Hydrants(s) Required: Provide 3 public fire hydrants(s) at locations(s) to be
determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant
spacing shall be 250 feet, with a minimum single hydrant flow of 1,000 GPM at 20 psi,
residual. Prior to applying for building permits, provide civil drawings reflecting all fire
hydrants proximate to the site. To prevent building permit delays, the developers is advised to
pay all required fees to the water company as soon as possible.
Timing of Required Water Supply Installations: Installations of required fire service(s)
and fire hydrants(s) 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.
Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the Fire
Department.
Fire Apparatus (Engine) Access Roads Required: Provide access roadways with paved all
weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet
and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standards details.
and Specifications A-1.
Fire Department (Engine) Roadway Turn-around Required: Provide an approved fire
department engine roadway turnaround with a minimum radius of 26 feet outside and 23 feet
inside. Installations shall conform with Fire Department Standard Details and Specifications
A-1. Cu-De-Sac diameters shall be no les than 72 feet.
BUILDING DIVISION:
41. Drainage: Provide grading and drainage plan prepared by a licensed Engineer prior to
issuance of building permits; provide an as built report by the same engineer at the time of
final inspection.
42.
Soils Report: Provide a compaction report on the footings and slabs prepared by a licensed
Engineer, prior to pouring the foundations.
Planning Commission Resolution No. 3239
PD 99-01 - 102 to 190 N. Harrison Avenue - Summerhill Homes
Page 10
43.
Setbacks & Elevations: Provide a setback and elevation report prepared by a licensed
Engineer or Surveyor to pouring the foundation.
44.
Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition
permit for removal of existing structures.
PASSED AND ADOPTED this 26th day of October, 1999, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons, Jones, Lindstrom
NOES: Commissioners: None
ABSENT: Commissioners: Keams
ABSTAIN: Commissioners: Hernandez, Lowe
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