PC Res 3153RESOLUTION NO. 3153
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE SUBDIVISION MAP (TS 97-02) TO ALLOW THE
CREATION OF SIX LOTS ON PROPERTY LOCATED AT 194
REDDING ROAD. APPLICATION OF MR. GLENN CAHOON. FILE
NO. TS 97-02.
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 TS 97-02.
The proposed subdivision of 5 residential lots results in a density of 10.1 units per gross
acre. This density is consistent with the low-medium density residential land use shown on
the Land Use Element of the General Plan.
All but the front building have a southern roof exposure, with adequate space between the
buildings to prevent shadow on any space heating or water heating roof collectors
homeowners may install.
3. An initial study was prepare for this project and no significant impacts were identified.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
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 its residents and available fiscal and environmental
resources.
The design of the subdivision provides, to the extent feasible, for future passive or natural
heating and cooling opportunities.
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the attached conditions, would have a significant effect upon the
environment.
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.
Planning Commission Resolution No. 3153
TS 97-02 - 194 Redding Road
Page 2
Approved Project: Approval is granted to construct a 5 unit residential planned
development project. The building and site designs shall substantially conform to the
exhibits prepared by G & G Design, dated "Sept. '97", and the Tentative Map as prepared
by Kirkeby Engineering, dated Nov. 1997, except as may be modified by the Conditions of
Approval.(CD, PW)
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Revised Building Elevations: Model B window proportions on the curved windows above
the front door and rear yard windows be reproportioned; 2) porch railing and posts on all
buildings match in architectural style and proportions, 3) projecting window sills be used
on all sides of the buildings.(CD)
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Building Exterior Color Samples: Applicant shall submit exterior building color samples
with the application for building permits.(CD)
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Landscaping: The applicant shall submit a landscape, paving and irrigation plan for
approval by the Site and Architectural Review Committee, prior to issuance of building
permits, addressing the following:
A. Consistency with the Water Efficiency Landscape Standards, including retention of the
6 trees indicated on Sheet S by G & G Designs.
B. A tree protection plan for the retained trees, and the provision of larger 24 inch box
trees along the entry driveway.
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A tree protection plan for all trees to be retained on site. If designated trees are
destroyed or damaged, applicant shall replace each tree damaged by two specimen
trees to the satisfaction of the City of Campbell. The tree protection plan shall indicate
the location of all underground utility lines, including drainage lines. This plan shall
be included in all construction drawings, including drainage, utility installation
(provided to all utility companies), and grading.
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The inclusion of a 7 foot tall wood fence along the east property line to a point 15 feet
back from the front property line, to provide privacy. All fencing around the yards
shall also be indicated on the landscape plan.
E. A 2 foot wide planter on portions of the east property line opposite the garages,
planted in shrubs and vines to be trained on the fence.
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Driveway pavement divided into distinct areas by alternative pavement treatments.
The plan shall include submittal of a sample and catalogue sheet of the decorative
pavement. Interlocking pavers are preferred, due to their ease of replacement and
matching if damaged.
Planning Commission Resolution No. 3153
TS 97-02 - 194 Redding Road
Page 2
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10.
11.
12.
13.
14.
G. The location of all above-ground utilities, such as gas meters, transformer boxes, cable
boxes, backflow preventers, etc. Landscaping shall be designed to screen these. (CD)
Landscape Installation: All landscaping, including fencing, and landscaping to screen
above-ground utilities, shall be installed prior to the issuance of building finals, or a
landscape bond shall be posted.(CD)
Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to
issuance of building permits.(CD)
Property Maintenance: The applicant is hereby notified that the property is to be
maintained free of any combustible trash, debris and weeds until the time construction
actually commences. All existing structures, when unoccupied, shall have its windows
boarded up and doors sealed shut or be demolished and removed from the property.(CD)
Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map
recordation and building final. Current fee is $10,990 per unit less a credit for the one
legally existing unit/lot.(CD)
On-site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. All exterior lighting shall be installed prior to building final.(CD)
Development Schedule: Construction shall commence within two years of the approval of
the project by the City Council and shall be completed within one year of the
commencement.
Grant of Right-of Way for Public Street: The owners shall provide right-of-way as needed
for a 30 foot half street prior to recordation of the Final Map.(PW)
Final Map: Prior to issuance of any building permit, the owner's engineer shall prepare
and submit a final tract map for review by the City Engineer and recordation after approval
by the City Council. (The map processing fee is $1,380 + $25 per lot.)(PW)
Title Report: Submittal of the map shall include a current Preliminary Title Report.(PW)
Easements: The record map shall include appropriate easements for ingress, egress, public
utilities, landscape maintenance, parking, driveway maintenance, private storm drains and
related information as necessary. Applicant shall prepare all documents necessary for City
review, acceptance, and recording.(PW)
Planning Commission Resolution No. 3153
TS 97-02 - 194 Redding Road
Page 4
15
Monumentation: Prior to recording the record map, applicant shall provide security
guaranteeing the cost of setting all monuments shown on the map as determined by the
City Engineer.(PW)
16. Soils Report: Applicant shall provide a soils report prepared by a registered Geotechnical
or Civil Engineer.(PW)
17.
Shared Access: A covenant shall be recorded obligating existing and future property
owners to provide reciprocal access, utility and landscape easements to the property
immediately to the east for the common parcel in exchange for easements over any
driveway, parking and turnaround areas created on the adjacent parcel when it develops.
The cost of any installation of utilities or the like, addition to, or damage during
construction to the common parcel shall be born by the developer of the parcel to the east.
The CC & Rs shall be amended when the parcel to the east is developed, using the common
parcel for access, to include the property owners of the new development. (CD, PW)
18.
Conditions, Covenants, and Restrictions (CC&Rs): Applicant shall provide copies of
CC&Rs for review by the City prior to recordation of final map and CC&Rs. The CC&Rs
shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct
all landscaping, irrigation, and hardscape both on site and within the public right-of-way,
from the front of curb. They shall also contain provisions for maintenance, repair,
relocation, and construction of all private grading/drainage improvements, and related
matters.(CD, PW)
19.
Management and Maintenance Agreement: Prior to recordation of the Final Map, the
apPlicant shall furnish and record an agreement for maintenance and management of the
project. The agreement shall demonstrate that the project will be maintained in accordance
with the intent and purpose of the approvals, and shall provide for the ongoing financial
responsibility of the Homeowners Association for maintenance of the common areas
created by the Final Map for the life of the project. The agreement shall include provisions
for maintenance of the landscape and irrigation system in the public right-of-way. The
agreement shall contain a Consumer Price Index for fee adjustment, which shall be
incorporated into the CC&Rs.(CD)
20. Demolition of Existing On-Site Structures: Prior to recording the Final Map, the existing
structures must be demolished.(PW)
21.
Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall pay the required storm drain area fee of $2,250 per acre or
$998.(PW)
Planning Commission Resolution No. 3153
TS 97-02 - 194 Redding Road
Page 5
22.
23.
24.
25.
Grading and Drainage Plan: Prior to issuance of any building permits for the site, the
applicant shall conduct hydrology studies, as necessary, prepare grading and drainage
plans, and pay fees required to obtain necessary grading permits. All storm drain runoff
shall be collected on-site and conveyed underground to the City's storm drain system using
12 inch minimum pipe. The drainage study shall be based upon a 10 year storm frequency.
Plans and studies shall be submitted to the City Engineer for review. The grading and
drainage plan shall not include lines which intrude within the dripline of any of the six trees
indicated to be preserved, nor changes in ground elevation in these areas (See Condition
4C).(CD, PW)
Standard Street Improvements: Prior to recordation of the Final Map for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
A. Construction of new curb and gutter with curb face at 20 feet from centerline.
Construction of new pavement section to centerline of required right-of-way, plus an
additional distance to conform to existing pavement elevations, based on a Traffic
Index of 6.5 and an R value provided by a qualified soils engineer, and approved by the
City Engineer.
C. Construction of new 5 foot marginal sidewalk modified at driveway approach to
comply with ADA standards.
D. Construction of one new public street light.
E. Construction of new residential driveway approach.
F. Installation of street trees at 40 feet on center, including turf and irrigation.
G. Installation of new traffic control signs and stripes as determined by the City Engineer
to conform to the existing improvements.
H. Adjustment of utility boxes in public right-of-way to finish surface grade.(PW)
Water Meters and Cleanouts: Install or relocate existing and proposed water meters and
sewer cleanouts onto private property behind the public right-of-way line.(PW)
Underground Utilities: All new on-site utilities shall be installed underground per Section
20.36.150 of the Campbell Municipal Code. Applicant shall comply with all plan
submittals, permitting, and fee requirements of the serving utility company (See Condition
17C). (CD, PW)
Planning Commission Resolution No. 3153
TS 97-02 - 194 Redding Road
Page 6
27
Storm Water Management: Construction practices shall comply with California Storm
Water Best Management Practices Handbook, prepared by the Storm Water Quality Task
Force, Santa Clara Valley Water District.(PW)
28.
Completion of Public Street Improvements: 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 the one-year
maintenance security in an amount of 25% of the Faithful Performance Bond.(PW)
29. Tract Map Expiration: The tentative tract map shall be valid for two years. (Final map shall
be submitted and recorded prior to this expiration period).(CD, PW)
30. Planned Development Permit Expiration: The Planned Development Permit shall be valid
for two years.(CD)
31. Fire Flow: The required minimum fire flow for the project is 1500 Gallons Per Minute at
20 pounds per square inch residual pressure.(FD)
32.
Hydrant: One public fire hydrant shall be installed on site at a location to be determined
jointly by the San Jose Water Company and the Central Fire District, OR a residential fire
sprinkler system, approved by the fire department, shall be installed throughout all portions
of all buildings.(FD)
33.
Access Roadway for Firetrucks: The access roadway shall be constructed with a paved,
all-weather surface, a minimum width of 20 feet, vertical clearance of 13 feet, 6 inches,
circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of
15%. Installations shall conform with Fire Department Standard Details and Specifications
A-I.(FD)
34.
Fire Truck Turnaround: An approved fire department engine tumaround (may be a grassed
area constructed to support the weight of a fire truck), with a minimum radius of 36 feet
outside and 23 feet inside, shall be provided. Final approval of the installation shall be
subject to approval by the fire department. The CC & Rs shall indicate to buyers that the
area identified as the fire department turnaround shall be maintained clear of any
obstructions such as parking or other landscape installations. This requirement may be
amended by the fire department at such time as an alternative turnaround is provided (e.g.
development of a shared driveway turnaround with a future project to the east).(FD)
35.
Fire Lane Markings: Provide marking for all roadways and driveways within the project,
including "No Parking" in front of the landscaped fire turnaround of Condition 26 above.
Markings shall be per fire department specifications and shall conform to Local
Government Standards and Fire department Standard Details and Specifications A-6.(FD)
Planning Commission Resolution No. 3153
TS 97-02 - 194 Redding Road
Page 7
PASSED AND ADOPTED this 24th day of March, 1997, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons, Jones, Keams, Lindstrom,
Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVE
Lowe, Chair
ATTEST · '~ '
Steve masec~c~, :~ecretary