PC Res 3242RESOLUTION NO. 3242
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A SITE AND
ARCHITECTURAL APPLICATION (S 98-18) TO ALLOW THE
CONSTRUCTION OF SlX NEW SINGLE FAMILY RESIDENCES ON
PROPERTY LOCATED AT 987 & 1113 CROCKETT AVENUE.
APPLICATION OF MVA CONSTRUCTION CO., INC. FILE NO. S 98-18.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Staff, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application S 98-18:
1. The proposed density of 4.3 units per gross acre is consistent with the allowable density
permitted under the General Plan.
2. 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).
3. The proposed subdivision layout allows for access to sunlight.
4. Each new parcel created has access to a public right-of-way.
5. An initial study was prepared for this project and no significant environmental impacts
were found.
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The individual character of the home designs are consistent with other developments in the
surrounding area.
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 General Plan.
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.
The design of the subdivision provides, to the extent feasible, for future passive or
natural heating or cooling opportunities.
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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.
Planning Commission Resolution No. 3242
S 98-18 - 987 & 1113 Crockett Avenue
Page 2
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.
SITE DESIGN
1. Approved Project: Approval is granted for a Tentative Subdivision Map and Site and
Architectural plans allowing the creation of six (6) single-family lots and six (6) single-
family houses on property located at 987 & 1113 Crockett Avenue.
A) The subdivision map shall substantially conform to the map prepared by Underwood
& Rosenblum dated 09-03-99, received by the City on September 7, 1999, except as
may be modified by the Conditions of Approval herein.
B) The Site and Architectural plans shall substantially conform to the plans prepared by
David V. Hemandez, Architect, received by the City on September 7, 1999, except
as may be modified by the Conditions of Approval herein. (Planning)
ARCHITECTURE
2. Building elevations: Building elevations 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 architectural features such as
porches and railings, window boxes, decorative gates, cornice treatments, veneers,
tile, or brick details.
C) Provide variation in the color of roof materials throughout the project. Composition
roof materials should be 40-year quality or higher. Submit brochures or roof samples
of the color and material of the proposed roofing.
D) Windows shall have significant insets to create shadow lines and shall be detailed
with trim and sill details, grid patterns and dimensional grids along street elevations.
Provision of window schedules depicting the high quality of window treatment and
styles depicted on the 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 are to be landscaped and driveway, walkway and porches shall use
decorative pavement treatments such as banding, colored concrete, brick courses or
other alternative pavement enhancements.
Planning Commission Resolution No. 3242
S 98-18 - 987 & 1113 Crockett Avenue
Page 3
H) Architectural details to be carried throughout all four elevations of the residences.
(Planning)
LANDSCAPING
3. Landscaping: Applicant shall submit four (4) sets of a revised landscaping plans
indicating type and size of plant material including trees, planting details, decorative
paving and automatic irrigation system to the Community Development Department for
review and approval prior to the issuance of building permits.
A) Landscape plans shall be submitted for the access easement of the flag lots
and for front and rear yards of all six lots.
B) Decorative paving will be required for the access drive to the flag lots to
mitigate the long, visually unappealing driveway. (Planning)
Tree Appraisal: Prior to the recordation of the final map, the applicant shall submit a tree
appraisal prepared by a certified arborist to accommodate a previously submitted tree
survey. The Community Development Director will use the tree appraisal as a guide for
determining replacement trees for review and approval. Two replacement trees shall be
planted for every one removed, and shall be shown on the revised landscape plan.
(Planning)
PROPERTY MANAGEMENTFLITILITIES
5. Structural Removal: All structures (i.e. trailers and storage container) on the subject
properties shall be removed prior to recordation of the final map. (Planning)
Property Maintenance: The property shall be maintained free of any combustible trash,
debris and weeds, until the time that actual construction commences. All existing
structures shall be demolished or removed from the property. (Planning)
Utility Boxes and Back-Flow Preventers: Applicant shall submit a plan to the Community
Development Department, prior to installation of PG&E utility (transformer) boxes and
S.J. Water back-flow preventers, indicating the location of the boxes and screening (if
boxes are above ground) for approval of the Community Development Director.
(Planning)
Ingress-Egress Agreement: The owner of parcels 1 and 2 shall record an agreement
satisfactory to the Community Development Department and the City Attorney for the
land on the north ("flag pole") side of the property to establish and maintain a permanent
access drive and landscape area. The owners of parcels 1 and 2 shall establish a
mechanism that provides for maintenance of the driveway and landscaping. (Planning)
Park In-Lieu Fee: Applicant to pay an in-lieu fee of park dedication of $65,940.00 (6 lots
@ $10,990 per lot). 75% of the fee is due prior to recordation of the final subdivision
map. 25% of the fee is due prior to occupancy by the Building Division.
Planning Commission Resolution No. 3242
S 98-18 - 987 & 1113 Crockett Avenue
Page 4
PUBLIC WORKS DEPARTMENT
10. Preliminary Title Report: Prior to recordation of the Final Tract Map, the applicant shall
provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the
applicant shall grant Right-of-Way for Public Street Purposes per the San Tomas Area
Neighborhood Plan. Applicant shall cause all documents to be prepared for approval by
the City, as necessary.
12.
Record Dedication: Applicant shall prepare all documents necessary to record dedication
and submit to the City for review, acceptance and recording.
13.
Easements: Prior to recordation of the Final Map, the applicant shall cause private
easements to be recorded on the Final Map, as necessary.
14.
Street Improvements: Prior to recordation of the final Tract Map, the applicant shall cause
plans for public street improvements to be prepared by a registered civil engineer, pay
fees, execute a street improvement agreement, post security and provide insurance
necessary to obtain an encroachment permit for construction of all improvements with the
public right-of-way, as required by the City Engineer per the San Tomas Area
Neighborhood Plan.
15.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by 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.
16.
Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall pay the required storm drainage area fee. The current fee is
$2,000 per acre.
17.
Grading and Drainage Plan: Prior to issuance of any grading, drainage 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.
18.
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 provide evidence from all utility companies that the application as
proposed can be served. Applicant shall comply with all plan submittals, permitting and
fee requirements of the serving utility company.
Planning Commission Resolution No. 3242
S 98-18 - 987 & 1113 Crockett Avenue
Page 5
19.
Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a
Utility Installation Plan and Schedule for approval by the City Engineer for installation of
all utilities. Streets which have been resurfaced within the previous 5 years will require
boring and jacking for all new utility installations and will also require a pavement
restoration plan for approval by the City Engineer prior to any utility installation or utility
abandonment.
20.
Soils Report: Prior to issuance of any grading, drainage, or building permits for the site,
applicant shall provide two copies of a current soils report prepared by a registered
geotechnical or civil engineer.
21.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara Valley
Water District.
22.
National Pollution Discharge Elimination System: Prior to issuance of any grading,.
drainage, or building permits, the applicant shall comply with the NPDES and Title 14 of
the Municipal Code concerning storm water pollution control.
23.
Flood Control: Prior to recordation of the Final Map, the applicant shall comply with all
requirements of the Santa Clara Valley Water District.
24.
Monumentation Security: Prior to recording the Final Tract Map, applicant shall provide
security guaranteeing the cost of setting all monuments as shown on the record map, as
determined by the City Engineer.
25.
Notifications: Applicant shall notify adjacent property owners prior to beginning of
construction of street improvements and shall provide a 24-hour contact number for
adjacent residents to contact regarding the project.
FIRE DEPARTMENT REQUIREMENTS
26. Compliance with Codes: 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
Department for applicable construction permits.
27.
Access: Flagged Lots (Lots 1 and 2) shall conform with all access and water supply
requirements in accordance with Fire Code Article 9. Contact Fire Department for
applicable means of compliance.
Planning Commission Resolution No. 3242
S 98-18 - 987 & 1113 Crockett Avenue
Page 6
28.
Fire Apparatus (Engine) Access Driveway and Turnaround Required: Provide an access
driveway with a paved all weather surface and a minimum unobstructed width of 12 feet,
vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet ourside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications D-1.
mo
Grass Crete shall be permitted within the turn-around area provided engineering
and manufacturer's detail sheets are provided for review upon successive map
or site submittals.
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Both flag lots (lots 1 and 2) shall be provided with an approved residential fire
sprinkler system (NFPA 13d).
BUILDING INSPECTION DIVISION
29. Permits Required: A building permit application shall be required for the proposed
structures. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit. Permits shall be required for each individual dwelling and
garage.
30. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
31. Size of Plans: The maximum size of construction plans submitted for building permits
shall be 24 in. x 36 in.
32.
Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pat elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items: A) pad elevation
B) finish floor elevation (first floor)
C) foundation comer locations
33. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and
MF-1R shall be blue-lined on the construction plans.
34.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted
to the Building Official for approval prior to issuance of the building permits, in
accordance with U.B.C. Section 106.3.5. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
Planning Commission Resolution No. 3242
S 98-18 - 987 & 1113 Crockett Avenue
Page 7
35.
Stormwater: The City of Campbell's standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" x 36") is available at the Building Division service counter.
36.
Approvals Required: The project requires the following agency approval prior to issuance
of the building permit:
A) West Valley Sanitation District
B) Santa Clara County Fire Department
C) School District:
1) Campbell Union School District (378-3405)
2) Campbell Union High School District (371-0960)
3) Moreland School District (874-2900)
4) Cambrian School District (37%2103)
Bay Area Air Quality Management District (Demolitions Only).
D)
PASSED AND ADOPTED this 26th day of
October, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Steve l:~asecki, ~ecretary
Francois, Gibbons, Lindstrom, Meyer-Kennedy
Jones, Lowe
Keams
None "~/~./ A '~)~
APPROVED:/~ ,-~ ~.. ~"~---~.~.~
Brad Jones, C~