Loading...
PC Res 3132RESOLUTION NO. 3132 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A VESTING TENTATIVE SUBDIVISION MAP (TS 97-01) TO ALLOW THE CREATION OF 4 LOTS AND A REMAINDER LOT ON PROPERTY LOCATED AT 535 WESTCHESTER DRIVE AND 571 McGLINCEY LANE. APPLICATION OF MR. KEN NEUMEISTER, ON BEHALF OF WTA DEVELOPMENT AND HEUTTIG & SCHROMM, INC. FILE NO. TS 97-01. After notification and public heating, 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 TS 97-01. The proposed lots are of sufficient size and shape to accommodate the intended mixed uses The proposed map is consistent with the Planned Development Application (PD 96-06) which has been recommended for approval subject to the proposed conditions of approval. The proposed subdivision layout provides sufficient open space to accommodate the intended users of the facility and the surrounding area with inclusion of a 4.0 acre public open space area. The design of the proposed subdivision allows for the appropriate grading and drainage facilities, public utility easements, improvement of utilities, and private driveway and access easements necessary to serve these properties. o The 1996 SEIR and its addendum prepared for the development of the project identifies the impacts associated with the development of this site with four industrial buildings Absent the easement, the development of the industrial park would impede access to and from the existing and proposed recreation areas in the City of Campbell. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that, subject to the imposed conditions: The proposed subdivision is consistent with the policies and intent of the recommended 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; The site is physically suitable for the proposed type of development and the proposed lot pattern. Planning Commission Resolution No. 3132 TS 97-01 - 535 Westchester Drive/571 McGlincey Lane Page 2 The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. o The subdivision of the property does not alter the intensity or impacts of the project as examined in the SEIR previously certified by the City Council on January 7, 1997, and as discussed in the addendum, the revised project presents a less intensive use than the original project. o There is no substantial evidence that the subdivision of the property, in-and-of itself, may have a significant effect on the environment. The subdivision of the property will not substantially change the proposed project from that examined in the SEIR in any way that would involve new significant environmental effects or a substantially increase the severity of any previously identified significant effects. o The subdivision of the property will not substantially change the circumstances under which the project is undertaken in a way which would involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The subdivision of the property does not present any new information not previously known at the time the SEIR was certified that would indicate that: a. The project will have any significant effects not previously discussed in the SEIR, or b. That any effects will be substantially more severe; or c. That mitigation measures found not to be feasible would not be feasible; or d. That mitigation measures or alternatives exist that are considerably different from those analyzed in the SEIR. 10. The subdivision does not require any minor additions or changes to the SEIR or its addendum. 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. PUBLIC WORKS CONDITIONS Map Requirements: Prior to issuance of any building permits for the site, the applicant shall prepare and submit a Final Tract Map for review by City Engineer and recordation upon City approval. The current fee for processing the Final Tract Map is $1,380 plus Planning Commission Resolution No. 3132 TS 97-01 - 535 Westchester Drive/571 McGlincey Lane Page 3 o $25/lot. Applicant shall provide all documents as required for review and approval of the Final Map. Prior to approval of the Final Map, the applicant must provide evidence from each utility and special district that they approve of the filing of the Final Map as submitted, that the easements shown on the map are adequate for each utility to serve the proposed development and that the procedure for abandonment of any existing easements is acceptable. Dedication to City: Prior to approval of the final map, the applicant shall dedicate, acquire land for dedication and/or obtain dedications as necessary to accommodate construction of the required public street improvements for: the 45-foot public street access to McGlincey Lane; the 50-foot public street across the south end of the site; the right of way needed to construct the cul-de-sac and intersection at McGlincey Lane as shown on the approved tentative map; and the right of way/easements necessary (15-foot minimum) to construct the public storm drain system through the development and through the private Paseo de Palomas street. Applicant shall prepare all documents necessary to obtain the dedications and/or remove any existing easements, provide all information required for reviewing these documents and shall pay all costs associated with obtaining the required dedications and/or easements and recordation of these dedications. Should it be necessary for the City to implement eminent domain proceedings in order to obtain right-of-way, the applicant shall pay all costs associated with the condemnation proceedings, including attorney's fees. Prior to approval of the Final Map, the applicant must determine the adequacy of the existing storm drainage easement along Paseo de Palomas. If the existing easement is not adequate for construction of the proposed parallel/upsized storm drain from the site to the existing system in Union Avenue, the applicant shall provide all documents necessary for the City to obtain this easement. These documents shall include all engineering plans, plats and descriptions of the easement required for construction of this storm drain facility. Storm Drain Area Fee: Prior to issuance of any building permits for the site, the applicant shall pay the required storm drain area fee of $2,500/acre. Grading and Drainage Plan: Prior to approval of the final map or 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 for the site. Grading plans shall include the disposition of and abandonment of existing utility lines as necessary. Planning Commission Resolution No. 3132 TS 97-01 - 535 Westchester Drive/571 McGlincey Lane Page 4 Hydrology studies, grading and storm drainage plans shall include the public access road from McGlincey to the site. Storm drainage plans shall include existing invert and top of pipe elevations of the SCVWD culvert crossing the proposed roadway. Hydrology studies and storm drainage design shall include the drainage area bounded by Highway 17 to the west, Curtner Avenue to the south, the City limits to the east and the existing storm drain in McGlincey Lane easterly of the development to the north. The storm drainage plans for this drainage area shall include removal, replacement and/or installation of new storm lines as needed in McGlincey and Cristich Lanes to connect to a new and/or upsized storm drainage line required through the development, through the Paseo de Palomas private road and ultimately connecting to the existing storm drainage facilities in Union Avenue. Completion of this design is required to determine the appropriate size, location and invert elevations of the storm drainage facilities to be constructed on site that will allow for the future construction of the off-site storm drainage improvements in McGlincey Lane and Cristich Lane. The applicant shall be required to construct only the portions of this storm drainage facility that are on-site and the connection to the existing system in Union Avenue through the storm drain easement in Paseo de Palomas. The applicant shall provide a "stub-out" to Cristich Lane to allow for the future storm drain construction off-site. Standard Street Improvements: Prior to approval of the final map or issuance of any building permits for the site, the applicant shall prepare plans, pay fees, post securities and provide insurance as required to obtain an encroachment permit to construct public street improvements as required by the City Engineer. Public street improvement plans shall be prepared by a registered Civil Engineer licensed in the State of Califomia and shall include: · Construction of the 45-foot public street access to McGlincey Lane to include: 30-foot of asphalt concrete roadway; a standard marginal 5-foot sidewalk and a 5-foot landscaping strip along the west side of the street; a 5-foot landscaping strip along the east side of the street; no parking signs, signing and striping, standard curb and gutter, storm drainage facilities and street lighting facilities along both sides of the street; construction of driveways as required for existing parcels; and all conforms necessary to accommodate the existing improvements on the parcels south of the proposed development. · Construction of a 50-foot right of way public street along the southern frontage of the property to include: 35-feet of asphalt concrete roadway; standard driveway approaches for the entrances to the development; a standard marginal 5-foot sidewalk; and a 10-foot Public Utilities Easement along the north side of the street; a 5-foot landscape strip and a 5-foot separated walk along the southern side of the street; no parking signs for the northern side of the street, signing and striping, standard curb and Planning Commission Resolution No. 3132 TS 97-01 - 535 Westchester Drive/571 McGlincey Lane Page 5 o gutter, storm drainage facilities and street lighting along both sides of the street All improvements shall be designed and constructed to allow future continuation of the improvements on Cristich Lane and an appropriate cul-de-sac terminus shall be designed and constructed at the western end of the new public street. · Construction of the intersection as shown on the approved tentative map and as directed by the City Engineer. Intersection improvements may include sidewalks, handicap ramps, signing, striping and increased street widths as shown on the approved tentative map. · All streets and their intersections with access points to the site shall be designed to accommodate all truck turning movements. Improvements at the west end of the new public street shall be constructed to allow for a future connection to Cristich Lane. Street trees shall be of a type that will not grow to encroach or interfere with public traffic. · Construction of a complete traffic signal system and equipment, signing, striping, utility relocation and related improvements to provide for signalization of the intersection of Union Avenue and McGlincey Lane. The traffic signal system and equipment shall include but not be limited to: vehicle detection equipment, traffic signal standards, street lighting and electrical services; pavement repair; signing and striping and other components as required by the City Traffic Engineer. · Reconfiguration of the intersection of McGlincey Lane and Curtner Avenue to provide for a free right turn lane from southbound McGlincey to westbound Curtner, a free left turn from eastbound Curtner to northbound McGlincey and stop controls for westbound Curtner east of the intersection as directed by the City Engineer. Existing pavement in this intersection may need to be resurfaced to allow for the additional lanes and new striping pattern. · Provide signing, striping and pavement reconstruction at the intersection of McGlincey Land and the new public access road as necessary to provide lane configurations as directed by the City Engineer. · Construction of the storm drain facility extending from Cristich Lane through the development via storm drain easements to connect to the existing system in Union Avenue. Construction of storm drain facilities for all public streets including the public access road from McGlincey. Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all public street improvements as required by the encroachment permit must be completed and accepted by the City Engineer and the applicant must provide the one-year maintenance security. Landscaping Maintenance Agreements: Prior to recordation of the final map, the applicant shall prepare and execute a landscape maintenance agreement requiring the development to post securities and maintain all landscaping, irrigation and irrigation facilities, walls and fences within all public areas, including the public access street to Planning Commission Resolution No. 3132 TS 97-01 -535 Westchester Drive/571 McGlincey Lane Page 6 ,, 10. 11. 12. 13. 14. 15. 16. McGlincey Lane and the new public access road adjacent to the property. This agreement shall be reviewed and approved by the City prior to being executed by both parties and recorded by the City. Underground 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 company. Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City Engineer for installation of all utilities. The plan shall minimize the damage to all public facilities. Soils Report: Engineer Provide a soils report prepared by a registered Geotechnical or Civil Title Report: Provide a current Preliminary Title Report. Street Name: The final map shall contain the City-approved street name for the new public street. Storm Water Management: Comply with the Regional Water Quality Control Board's industrial storm water general permit and California Storm Water Best Management Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara Valley Water District. Coordination with Capital Improvement/Other Projects: Applicant shall coordinate with other city improvement projects within the vicinity. Location and installation of off-site improvements that may be required by other districts and utility companies shall be approved by the City. Monumentation: Prior to recording the Final Map, the applicant shall provide security guaranteeing the cost of setting all monuments as shown on the Final Map. Street Improvement Agreement: Prior to the approval of the final map, the applicant shall execute a street improvement agreement and post securities to guarantee the installation of the required street improvements. Notification to Adjacent Properties: Prior to any construction activity on the development, applicant shall notify all adjacent properties, including the management of the adjacent mobile home park. Notification shall include a contact number for the developer which can be used by the property owners during construction should questions or problems arise. Planning Commission Resolution No. 3132 TS 97-01 -535 Westchester Drive/571 McGlincey Lane Page 7 FIRE DEPARTMENT CONDITION 17. Emergency Vehicle Egress Access Easements: Emergency Vehicle Egress Access easements (EVEA) shall be granted and recorded to the fire department for emergency egress. PLANNING COMMISSION CONDITION 18. Future Pedestrian/Bicycle Bridge Easement: Record a covenant obligating the applicant and subsequent property owners to provide an easement for a future pedestrian/bicycle bridge to connect the new public street to the Los Gatos Creek Trail over Highway 17. PASSED AND ADOPTED this 28th day of October, 1997, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Gibbons, Keams, Lowe, Meyer-Kennedy Jones Lindstrom None APPROVED: -'Su~an A. Keams, ~hair -'gteve Pia~ecki, Sedretary