CC Resolution 10919
RESOLUTION NO. 10919
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP
(PLN2007-45) TO ALLOW THE CREATION OF FIVE RESIDENTIAL
LOTS AND ONE COMMON LOT ON PROPERTY OWNED BY
HERITAGE REALTY GROUP LOCATED AT 258 AND 260 UNION
AVENUE IN AN R-3 (MULTIPLE FAMILY RESIDENTIAL) ZONING
DISTRICT AND A C-P-D (CONDOMINIUM-PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. JEFF
MAR, ON BEHALF OF HERITAGE REALTY GROUP. FILE NO:
PLN2007 -45.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to File No. PLN2007 -45:
1. The proposed creation of five residential lots and one common lot is consistent with
the High Density Residential (21-27 units per gross acre) General Plan land use
designation for the property.
2. The proposed density of 11.2 units per gross acre is well below the allowed density
range of 21-27 units per gross acre permitted in the High Density Residential
General Plan land use designation.
3. The proposed Tentative Subdivision Map is consistent with the Planned
Development Zoning Ordinance.
4. The common lot would consist of a common access driveway, shared parking
spaces, trash enclosure, and landscaping.
5. The proposed project includes provisions for access to natural air and light for all of
the units.
6. The provisions of the Covenants, Conditions and Restrictions are necessary to
ensure the long-term property maintenance and continued architectural integrity of
the project.
7. The Tentative Subdivision 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. Specific
comments from local agencies have been incorporated as Conditions of Approval.
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 2
8. A Mitigated Negative Declaration has been prepared for this project concluding that
there are no significant unmitigated impacts associated with this project, pursuant to
the California Environmental Quality Act (CEQA).
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.
THEREFORE, BE IT RESOLVED that the City Council approves a Tentative Parcel
Map (PLN2007 -45) to create five residential lots and one common lot on property
owned by Heritage Realty Group located at 258/268 Union Avenue In an R-3 (Multiple
Family Residential) Zoning District and a C-P-D (Condominium-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.
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Tentative Subdivision Map to create five
residential lots and one common lot on property located at 258/268 Union Avenue.
The Final Parcel Map shall substantially conform to the revised Tentative
Subdivision Map prepared by Lea & Braze Engineering, Inc. and stamped as
received by the Planning Division on February 19, 2008, except as may be modified
by the Conditions of Approval herein:
a. Revise the Tentative Subdivision Map to show five private lots surrounded by
one common lot. The common lot shall consist of the common access driveway,
shared parking spaces, landscaping and common open space.
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, based on a density range of six to thirteen units
per gross acre, is due upon development of the site. Credit shall be given for any
legally established existing residential units to be demolished. Prior to recordation of
the Subdivision Map, 75% of this fee is due. The remaining 25% is due prior to
issuance of a certificate of building occupancy.
4. Demolition of Structures: Prior to recordation of the Subdivision Map the applicant
shall obtain a building permit for the demolition of all non-conforming structures.
5. 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).
6. Covenants, Codes and Restrictions (CC&R's ): Prior to recordation of the Parcel
Map, the applicant shall submit for review and approval by the City a copy of the
draft CC&R's which shall include the following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the
project,
c. Definition of common areas to be maintained and provision of maintenance for
these areas;
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
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d. Provision of a funding mechanism to ensure maintenance and upkeep of
common areas and shared building walls and roofs to be repaired, repainted,
and/or replaced as necessary;
e. Provision to provide ongoing maintenance of the required landscaping for the
project;
f. Provision for the availability of interior garage space for the parking of two
vehicles at all times; and
g. Provision to prohibit the use of outside parking spaces for storage purposes,
including boats, trailers, and recreational vehicles.
PUBLIC WORKS DEPARTMENT
7. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for recordation upon approval by the City, pay
various fees/deposits and submit the map in digital format acceptable to the City.
8. Preliminary Title Report: Upon submittal of the final map, the applicant shall provide
a current Preliminary Title Report.
9. Covenants. Conditions. and Restrictions: Provide copies of CC&R's for review by
the City prior to recordation of the final map and CC&R's.
10. Monumentation for Final Map: Prior to recordation of the final 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.
11. Demolition: Prior to recording of the final map, the applicant shall obtain a demolition
permit and remove any nonconforming structures
12. 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.
13. Gradinq and Drainaqe 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.
Prior to occupancy, the design engineer shall provide a written certification that the
development has been built per the engineered grading and drainage plan
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 5
14. Riqht-of-Wav for Public Street Purposes: Upon recordation of the final map, the
applicant shall fully complete the process to cause additional right-of-way to be
granted in fee, if necessary, for public street purposes along the Union Avenue
frontage to accommodate a 30-foot half-street. The applicant shall submit the
necessary documents for approval by the City Engineer, process the submittal with
City staff's comments and fully complete the right-of-way process. 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.
15. Private Easements: Upon recordation of the final map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
16. Street Improvements: Prior to recordation of the final map, the applicant shall
execute a street improvement agreement, shall 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 plans shall include the following:
a. Show location of all existing utilities within the new and existing public right-of-
way.
b. Relocation of all existing facilities, including utility boxes, covers, poles, etc.
outside the sidewalk area. No utility boxes, covers, poles, etc. will be allowed in
the sidewalk area.
c. Show location of all existing mature trees along the Union Avenue frontage.
These trees are to remain and must be protected during construction.
d. Removal of curb, gutter, sidewalk, and driveway approaches on Union Avenue
as necessary.
e. Removal and replacement of existing streetlights as necessary.
f. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches as necessary on Union Avenue.
g. Installation of street trees and irrigation as necessary to provide trees at 20 feet
on center along Union Avenue.
h. Installation of monument wells as necessary.
i. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
j. Installation of storm and sanitary sewer facilities and connection to existing
facilities as necessary.
k. Installation of traffic controls, stripes, and signs as necessary.
I. Construction of conforms to existing public and private improvements as
necessary.
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 6
17. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
18. Utilities: All new 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.
19. 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 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.
20. 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. Union Avenue has been recently overlaid in 2004. 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.
21. Utility 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.
22. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee of $2,385.00 per net
acre, which is $1,359.00.
23. Additional Street Improvements: Should any new utility main lines or other work
required to serve the development that affects any public improvements, the City
may add conditions to the development/project, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the
City.
24. Gradinq and Drainaqe 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
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 7
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
25. 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. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. 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
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.
Upon Submission of the preliminary grading plans, the applicant shall calculate and
submit to the City the amount of impervious surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requ irements.
Prior to issuance of any grading or building permits:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project site
has been completed to meet the requirements of the City of Campbell's NPDES
permit, No. 01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works Engineering,
and certify on these drawings that:
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 8
1. The stormwater management facilities were constructed in compliance with
the approved plans.
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
b. The applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this
project.
The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
26. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
27. Sewer connection: The applicant will be required to construct a privately maintained
on-site sewer to serve the six new parcels. This private sewer system must be
design and constructed in accordance with the district's public sewer standards.
Pursuant to district ordinance, code Section 10.130 "TIME OF PAYMENT OF
SEWER CONNECTION AND TREATMENT PLANT CAPACITY FEES", THE
APPLCIANT IS REQUIRED TO PAY ALL APPLICABLE FEES PRIOR TO THE
ISSUANCE OF A "Non-Interference" letter for the recordation of the Final Map.
AT&T
28. Public Utility Easement: The applicant will be required to dedicate the common area
(that area not designated A1, A2, B1, B2, B3 or porch) as a Public Utility Easement
in order to provide service to the individual Lots.
City Council Resolution
PLN2008-45 - 258/268 Union Avenue - Approval of a Tentative Subdivision Map
Page 9
PASSED AND ADOPTED this 3rd day of June
call vote:
, 2008, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Furtado, Kennedy, Low, Burr
Hernandez
None
None
APPROV~ ~~:r.
Donald R. Burr, Mayor
ATTEST:
tL~
Anne Bybee, City Clerk