Loading...
PC Res 3041RESOLUTION NO. 3041 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL, RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP ON PROPERTY LOCATED AT 100 HARRISON AVENUE, LANDS OF HUGH AND ALEX SABER-MOTAMEDI, APN: 279-42-002 & 279-42-014. FILE NO. TS 96-02. Atter notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council did find as follows with respect to application TS 96-02: The proposed subdivision of 20 individual lots and 1 common lot, results in a density of 11.1 units per gross acre. This density is consistent with the High Density residential land use shown on the Land Use Element of the General Plan and with the policies of the North of Campbell Avenue Area Plan. 2. An initial study was prepare for this project and no significant impacts were identified which could not be mitigated. 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 imp. ak 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 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. 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. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 2 PUBLIC WORKS: 1. Dedication to the City: Prior to issuance of any building permits for the site, the applicant shall dedicate additional right-of-way along Harrison Avenue and Civic Center drive to 10' back of the existing curb. Applicant shall prepare all documents necessary to record the dedication and submit to the city for review, acceptance, and recording. Map Requirements: Prior to issuance of any building permits for the site, the applicant shall prepare and submit a final map for recordation upon review and approval by the City Council. A preliminary title report must be provided. Monumentation security must be provided guaranteeing the cost of setting all monuments, as shown on the final map. o 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 $2,200 per acre for residential property and $2,500 per acre for commercial property. Grading and Drainage Plan: Prior to issuance of any building permit 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 from the Building Division. Proposed plans and studies shall be submitted to the City Engineer for review. All storm nmoff shall be collected on site and conveyed underground to the City's existing storm drain. The drainage study shall be based upon a 10-year frequency storm Pad elevations of Lots 19 and 20 shall be raised, as needed, to be compatible with curb elevations. Standard Street lm~p_rovements: Prior to issuance of any building permits for the site, the applicant shall prepare plans, pay fees, sign an agreement, post securities, and provide insurance as required to obtain an encroachment permit to construct public street improvements on Civic Center Drive and Harrison Avenue as required by the City engineer. All construction shall be in accordance with the City of Campbell's Standard Specifications and Details. Public Street improvement plans shall be prepared by a registered Civil Engineer licensed in the State of California, and shall include the following: Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 3 Ao Bo Do Eo Fo Go Ho New curb and gutter around the entire property street frontage as generally shown on said tentative tract map and street plan. Pavement removal and replacement as determined by the City Engineer. Drainage inlets, laterals, and manholes for street drainage along the new curb and gutter. New 5' separated sidewalk in the public fight-of-way along Harrison Avenue as generally shown on said plans. New sidewalk in the public right-of-way as generally depicted on the Dahlin Group's plot plan submitted August 21, 1996, and more particularly shown on the attached Exhibit A. Landscape improvements, including trees, irrigation, and related landscape along Halxison Avenue and Civic Center Drive. Remodeling of the two existing handicap ramps on Harrison Avenue and Civic Center Drive to conform to the new curb. Decorative street shall be installed along Harrison Avenue and Civic Center Drive in accordance with City of Campbell Street Lighting Policy as determined by the City Engineer. Traffic control improvements, including pavement stripes, markers, markings, traffic control signs, street name signs, signal conduits, and related improvements, as required by the City Engineer along Harrison Avenue and Civic Center Drive, as follows: 1. Install 30-minute parking signs for parking on Civic Center Drive. ° Install traffic signal conduit from existing pedestrian signal to Harrison Avenue at new pO box according to specifications provided by the City Traffic Engineer 3. Provide revised striping on Harrison Avenue and Civic Center Drive to accommodate changes in street width and to match existing striping. 4. Stripe three parking spaces on the east side of Harrison Avenue. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 4 o Jo Conform to existing improvements at the northerly driveway approach on Harrison Avenue and to the southeasterly improvements on Civic Center Drive at the railroad fight-of-way, as approved by the City Engineer. IC Utility box adjustments to grade and/or relocation as determined by the utility company and City Engineer. Soils Report: A soils report prepared by a registered Geotechnical or Civic Engineer as required by the City Engineer. Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all public street improvements. As required by the encroachment p[permit, must be completed and accepted by the City Engineer and the applicant must provide a one-year maintenance security. 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. Utility Coordination Plan: 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, including utilities off site serving this site, and on site, consistent with codes. 10. Storm Water Management: Comply with the California Storm Water Best Management Practice handbook, prepared by Storm Water Quality Task Force, Santa Clara Valley Water District. 11. Covenants, Codes and Restrictions: The Covenants, Codes and Restrictions (CC &Rs) shall be submitted for review to the City prior to recordation of the Final Map. The CC & Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscape, irrigation, and hardscape in the public right-of-way to the back of curb. They shall also include appropriate provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 5 12. 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 shall also contain a Consumer Price Index (CPI) for fee adjustment, which shall be incorporated into the Covenants, Codes and Restrictions for the project. FIRE DISTRICT 13. Required fire flow for this project is 2,750 GPM at 20 psi residual pressure. This is based upon the largest building size of 11,040 sf. (units 16-20). 14. Provide an automatic fire sprinkler system throughout all portions of the 11,040 sr.. attached unit building (Units 16-20). 15. Provide approved type monitoring for all fire sprinkler alarm devices for the 11,040 sf. Building. 16. Provide two on-site public fire hydrants. Location of hydrants to be determined jointly by the San Jose Water Company and the Central Fire District. BUILDING DIVISION 17. Provide a sound attenuation plan by a licensed engineer for units affected by the railroad and street noise, per the noise report prepared by Edward L. Pack Associates, dated August 8, 1996. 18. Provide vine, graffiti-resistant paint or other anti-graffiti method approved by the Building and Planning Divisions on the wall adjacent to the rail line. 19. Provide a maximum 1:12 slope for all sidewalk access to common or public areas. 20. Provide one hour fire resistive construction between residential and business uses. 21. Common walls to be minimum one hour fire resistive construction (each side) with one inch airspace from foundation to underside of roof. No openings permitted within three feet perpendicular to property lines. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 6 PLANNING DIVISION 22. Approved Project: Approval is granted to construct 15 detached residential units and 5 attached live/work units in a 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 the Dahlin Group, dated August 26, 1996. 23. Architecture: Minor detailing changes to be included in the for the live/work units submitted for building permit shall include refinements to the bracing of the oriel window, elimination/addition ofmuntins on some windows, and the addition of gable detailing to the rear gables. 24. Sign Plan: A Master sign plan shall be submitted for the live/work units, which shall include location, size, design and colors, as part of the building permit submittal. 25. Landscaping: The applicant shall submit a landscape, paving and irrigation plan for approval by the Site and Architectural Committee, addressing the following: A. Preparation of a landscape plan for the driveway, common areas, "orchard plaza", and public fight-of-way consistent with the Water Efficiency Landscape Standards. B. Landscape Bond or Agreement C. Driveway Pavement: Driveway pavement to be divided into distinct areas by alternative pavement treatments. Alternative pavement treatment shall be provided at the entry to the complex, as well as at the shared parking areas. D. Detailing of the "orchard plaza" along Civic Center Drive, indicating: integration of the pavement design with the public sidewalk, provision of a flowering tree plan to simulate an orchard, location and screening of any above-ground public utility boxes, and placement of street lights. The plaza plan shah detail from the street curb face to the front building wall of the live/work units. 26. Fencing: A fencing and wall plan indicating location, height, and details of the fences and walls shall be approved by the Planning Department prior to issuance of a building permit. 27. 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. Visibility from the public right-of-way shall be minimized. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 7 28. 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. 29. 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. 30. Park lm~nact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building fmal, consistent with the City Park Dedication Ordinance 31. 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. 32. Conditions for Commercial Usage: A. Commercial and office uses are limited to the front room ground floor (240 square feet plus half bath). Uses permitted are those listed as permitted uses in the City's C-3 Zone. B. Hours of operation are limited to 8 a.m to 8 p.m_ weekdays, and 10 a.m_ to 9 p.m. on weekends and holidays. C. The nnmber of persons permitted to work in a studio unit at any one time be limited to two. D. Commercial uses shall not extend beyond the studio room areas except as would be permitted by a Home Occupation Permit. E. The commercial rooms shall not be enlarged (into the garage, residential entry and stairway area, etc.) Sound attenuation shall be built into building floors/ce'flings and walls between the potential commercial areas and the residential areas per Title 25 of the Uniform Building Code. Additional sound attenuation may be necessary to provide a quiet residential environment for the residential use, based upon the type of commercial use. Performance standards for noise generation limit the level of noise produced in the commercial areas to a maximum of 50 dbA as measured inside the second floor of the residential units above and any residential units nearby. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 8 H. First floor areas are not permitted to be leased nor used as separate residential living spaces. 33. Disclosures Each title to property shall contain a disclosure addressing the railroad noise, traffic noise, and ability of the owners of the live/work units to use or to lease for commercial or office use, the first floor room in each unit. Conditions shall also include the requirement for each owner to provide a disclosure of these conditions to any tenants. A copy of the disclosure shall be provided to the City for approval prior to recordation of the Tract Map. 34. Shared Access: A covenant shall be recorded obligating the existing and future property owner(s) to provide reciprocal access easements to the property immediately to the north, and/or an irrevocable offer of dedication for public roadway purposes, for that portion of the property consisting of the northern portion of the driveway, at such time as it is deemed necessaw by the City, in order to limit the number of access points onto Harrison Avenue. This area shall not include any portion of the individual residential properties. 35. Soils Test A soils test shall be performed on the site, with potential toxins and contaminants tested based upon its historic uses. Any soil found not to meet State or County Health standards shall be removed and replaced. A copy of the test results shall be furnished the City. 36. 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. 37. Tract Map Expiration The tentative tract map shall be valid for two years. (Final map shah be submitted and recorded prior to this expiration period.) 38. Planned Development Permit Expiration The Planned Development Permit shall be valid for two years. Planning Commission Resolution No. 3041 TS 96-02 - 100 Harrison Avenue Page 9 REI) EVELOPMENT 39. Pursuant to the Agency's Housing Policy, all residential development projects within the Redevelopment Project Area shall provide at least 15% of the units at below market price to eligible low and moderate income persons. Based on the proposed density, this project shall provide at least three below market price units. Selling price, location, terms and conditions shall be subject to approval of the Agency. PASSED AND ADOPTED this 10th day of September, 1996, by the following roll call vote: AYES: COMMISSIONERS : Alne, Gibbons, Jones, Keams, Lindstrom, Meyer-Kennedy NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Lowe ABSTAIN: COMMISSIONERS : None ATTE~-~"-Stevelaiase-ckt, Secretaly'~