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PC Res 3038RESOLUTION NO. 3038 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL, RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP, FILE NO. TS 96-01, LANDS OF MR. AND MRS. HORVATH, APN: 403-36-089, ON PROPERTY LOCATED AT 1681 BUCKNALL ROAD. After notification and public heating, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the heating was closed. At, er due consideration of all evidence presented, the City Council did find as follows with respect to application TS 96-01: The proposed subdivision of 6 residential lots, results in a density of 11.9 units per gross acre. This density, when averaged with the other Medium Density projects in the area, results in a Medium Density area of 14.4 units per acre. This density is consistent with the medium density residential land use shown on the Land Use Element of the General Plan. 2. 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: 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 its residents and available fiscal and environmental resources. 3. The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling oppommities. 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. Planning Commission Resolution No. 3038 TS 96-01 - 1681 BucknaH Road Page 2 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. PUBLIC WORKS CONDITIONS: 1. Public Street Improvements: Prepare plans, pay fees, post securities and provide insurance as required to obtain an encroachment permit to construct public street improvements, in accordance with the City of Campbell's Standard Specifications and details, on Bucknall Road at Weston Drive, as required by the City Engineer prior to issuance of building permits for the site. Public street improvements shall be prepared by a registered cml engineer licensed in the State of California, and shall include the following: ^. New curb and gutter with curb face at 20' from centerline. t5. New pavement to centerline of required fight-of-way plus an additional distance of about 2' to 4' to conform to existing pavement elevations based on a Traffic Index of 7.5 and an R value provided by a qualified soils engineer. c. New separated 5' sidewalk on the north side of Bucknall Road. D. One new public street light. E. New residential driveway approach. F. Landscape and irrigation system for street trees and landscaping in the parkway. G. New centerline striping and stop sign for traffic exiting the private driveway onto Bucknall Road. Completion of Public Street Improvements: Prior to approval of occupancy for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City Engineer. 3. Right - of- Way Dedication: Provide right-of-way dedications as needed for a 30' half street prior to recordation of the Final Map. Underground Utilities: Install new on-site utilities underground per Section 20.36.150 of the Campbell Municipal Code. Provide evidence from all utility companies that the proposed houses can be served. Comply with the plan submittal, permit and fee requirements of the utilities associated with new or modified service connections. Planning Commission Resolution No. 3038 TS 96-01 - 1681 Bueknall Road Page 3 o Grading and Drainage Plan: Prior to issuance of any building permits for the site, the applicant shall prepare construction, grading and drainage plans for and conduct hydrology studies, as necessary, to determine the adequacy of the site drainage. Proposed plans and studies shall be submitted to the City Engineer for review. All storm drain runoff shall be collected on-site and conveyed underground to the City's existing storm drain system using 12" minimum pipe. The drainage study shah be based upon a 10 year storm frequency. Storm Drain Area Fee: Prior to issuance of any building permit, the applicant shall pay all unpaid storm drain area fees. The current fee is $2,000 per acre. Final Map: Prior to issuance of any building permit, the Final Tract Map shall have been approved by the City Engineer and recorded. The Tentative and Final Maps shall contain: A. A Lot "A" for ingress, egress, drainage, Public Utility Easement, and related improvements to serve the development; and B. "lot to lot" easements as necessary for drainage. The submittal for City Engineer approval shall also contain: A. A current Preliminary Title Report. B. Non-interference letters for existing easements and utilities. C. Security guaranteeing the cost of setting all monuments as shown on the Final Map. Covenants, Codes and Restrictions: The Covenants, Codes and Restrictions shall be submitted for review by the City Engineer prior to recordation of the Final Map. Management and Maintenance Agreement: Prior to recordation of the Final Map, the applicants 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 shah also contain a Consumer Price Index (CPI) for fee adjustment, which shall be incorporated into the Covenants, Codes and Restrictions for the project. Planning Commission Resolution No. 3038 TS 96-01 - 1681 Bucknall Road Page 4 10. Utility_ Connections: Coordination shall be made with the City of San Jose for all utility connections. 11. Softs Report: A soils report for the site shah be provided which has been prepared by a qualified registered geotechnical or civil engineer. PLANNING DEPARTMENT 12. Approved Project: Approval is granted to construct a 6 unit detached residential planned development project. The building designs shall substantially conform to the exhibits listed below, except as may be modified by the Conditions of Approval.. A. Site and building plans prepared by Bruce Johnson, dated July 1, 1996 (w/July 23 modifications). 13. 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. Preparation of a landscape plan consistent with the Water Efficiency Landscape Standards, including replacement for 51 trees. B. Landscape Bond or Agreement C. Driveway Pavement: Driveway pavement to be divided into distinct areas by alternative pavement treatments. D. Walkways, porch, planter boxes/edging and driveway to utilize brick to match that shown on the houses' bay window foundations. E. Ivy/fence Protection Plan: A plan for the protection of the ivy and chain link fence along the west property line, from 15' back from the new front property line to the be~nning of the existing wood fencing,, shall be submitted and implemented. In the event that the ivy and/or fence is damaged, it shall be replaced by a solid, wood fence of the design indicated on the approved plans, and shall be landscaped with ivy or a vine. 14. Fencing: A fencing plan indicating location, height, and details of the fencing shall be approved by the Planning Department prior to issuance of a building permit. Plan to include a low, decorative fence (3'6") along the side property lines for the first 15', and 6' tall decorative fences along the side and rear property lines. The location of the protected area of the ivy-covered chain link fence shall be included. Planning Commission Resolution No. 3038 TS 96-01 - 1681 Bucknall Road Page 5 15. 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 preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Department. 16. 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. 17. 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. 18. Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building final. Current fee is $7,035 per unit less a credit for legally existing units or lots. 19. On-site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. Ail exterior lighting shall be installed prior to building final. 20. Revised Elevations: Revised elevations for Lot 4 shall include a bay roof which follows the angle of the gable above it. The material between the first and second floor bays shall match the siding of the house (not rough-sawn plywood). Porch steps and/or other element shall include brick to match the brick on the foundation of the bay windows. 21. Garages: The garage for each of the units is to be equipped with automatic garage door openers. Additionally, the developers will be required to add language to the project's CC&Rs which mandates that garages be maintained at all times in such a way that they are available for the parking of automobiles. FIRE DISTRICT 22. Fire Flow: The required minimum fire flow for the project is 1000 Gallons Per Minute at 20 pounds per square inch residual pressure. Planning Commission Resolution No. 3038 TS 96-01 - 1681 Bucknall Road Page 6 23. 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. PASSED AND ADOPTED this 13th day of August, 1996, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: COMMISSIONERS : Alne, Gibbons, Jones, Lindstrom, Meyer-Kennedy COMMISSIONERS: Lowe COMMISSIONERS: Keams COMMISSIONERS : None 'M~rorn~fiii~ ' -