PC Res 3062RESOLUTION NO. 3062
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL,
RECOMMENDING APPROVAL OF A TENTATIVE
SUBDIVISION MAP ON PROPERTY LOCATED AT 1142 &
1154 SMITH AVENUE IN AN R-l-6 (SINGLE FAMILY
RESIDENTAL) ZONING DISTRICT. FILE NO. TS 96-03.
After 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 96-03:
The proposed density of 4.5 units per gross acre is consistent with the allowable
density permitted under the General Plan.
The proposed map is consistent with the development standards of the R-l-6
Zoning District.
3. The proposed subdivision layout allows for access to sunlight.
°
The design of the proposed subdivision allows the majority of the mature trees on-
site to be retained with the future development of the property.
o
The establishment of a landscape easement along the westerly side of the new street
will provide an adequate buffer to the existing residential lots on Kara Way.
o
Installation of a vertical curb within the new street in lieu of a rolled curb/gutter
will protect backyard fences on the west side of new street, and accommodate the
landscape buffer area.
o
An initial study was prepared for this project and no significant environmental
impacts were found.
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.
Planning Commission Resolution No. 3062
TS 96-03 - 1142 & 1154 Smith Avenue
Page 2
The design of the subdivision provides, to the extent feasible, for future passive or
natural heating or cooling opportunities.
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.
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.
SITE DESIGN
1. Approved Project: Approval is granted for a Tentative Subdivision Map allowing
the creation of six (6) single family lots on property located at 1142 and 1154
Smith Avenue. The map shall substantially conform to the map prepared by Brian
Kangas Foulk dated 11-8-96, except as may be modified by the Conditions of
Approval herein. (Planning)
Landscaping: Applicant shall submit four (4) sets of a revised landscaping plan
for the landscape buffer along the west side of the cul-de-sac indicating type and
type and size of plant material including trees, planting details and irrigation
system to the Community Development Department for review and approval prior
to the issuance of building permits. (Planning)
LANDSCAPING
3. Tree Preservation: Prior to final map approval, the applicant shall submit a tree
inventory and preservation plan for review and approval by the Community
Development Director. A mitigation plan shall be included with the tree report for
all trees over eight inches in diameter that will be removed. Any trees designated
for removal shall be replaced in kind at a 1:1 ratio. If the infill of the lots
sufficiently changes the existing grade of the lots, tree protection measures must be
identified in the report to preserve existing trees during and after grading and
construction. (Planning)
Structural Removal: All structures on the subject properties shall be removed prior
to recordation of the final map. (Planning)
PROPERTY MANAGEMENT/UTILITIES
5. 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 secured by having windows boarded up and doors
sealed shut, or be demolished or removed from the property. (Planning)
Planning Commission Resolution No. 3062
TS 96-03 - 1142 & 1154 Smith Avenue
Page 3
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)
Landscape Easement: The owner shall grant an easement satisfactory to the
Community Development Department and the City Attorney for the land on the
west side of the cul-de-sac to establish and maintain a permanent landscape area.
The owner shall establish a mechanism that provides for the first ten years of
maintenance of the landscaping easement. (Planning)
Deed Restriction: The owner shall record a deed restriction in the form acceptable
to the Community Development Department and the City Attorney providing that
any parcel in the subdivision (TS 96-03) is subject to the following:
A. The landscape easement shall be commonly owned and maintained by all of the
property owners.
B. The easement shall be maintained for the purpose of landscaping only.
C. The easement shall be maintained in good condition so as to permit the
continuous health and growth of vegetation including irrigation. (Planning)
Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to
recordation of the final subdivision map in the amount of $32,970.00 (4 lots ~
$8,242.50 per lot--credit for 2 lots existing lots).
10.
Park Impact Fee: Applicant shall be advised that a park impact fee of is required in
addition to the Park In-Lieu Fee. A fee of $2,747.50 is required upon issuance of
certificate of occupancy by the Building Division for each single family dwelling
constructed on each lots. Credit for this fee shall be given for the two existing
residential structures.
PUBLIC WORKS DEPARTMENT
11. Final Tract Map Requirements: Prior to issuance of any building permits for the
site, the applicant shall process a Final Tract Map for the development. The
applicant shall pay the Final Tract Map plan check fee of $1,380 plus $25.00 per
lot, prepare and submit Final Tract Map for review and recordation upon City
approval. Final Tract Map shall include the approved street name for the new cul-
de-sac. Final Tract Map shall also include the dedication of right-of-way for all
public improvements. Dedication shall be as follows:
Planning Commission Resolution No. 3062
TS 96-03 - 1142 & 1154 Smith Avenue
Page 4
12.
13.
14.
A. On Smith Avenue: 30' from centerline to property line.
B. On east side of new cul-de-sac: 20' from centerline with a 10' public utility
easement behind property line.
C. On west side of new cul-de-sac: 13' from centerline with 6' public utility
easement behind property line.
Cul-de-sac bulb - property line radius = 38' with a 10' public utility easement
behind property line. The actual face of curb radius shall be determined by
City Engineer and shall be coordinated with the Central Fire District.
Applicant shall prepare all documents necessary to record dedication and submit to
the City for review, acceptance and recording.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drainage area fee of $2,000 per acre.
Grading and Drainage Plan: Prior to approval of the Final Tract Map, the applicant
shall conduct hydrology studies, as necessary, prepare grading and drainage plans
and pay fees required to obtain necessary grading permits.
15. Site plan shall be revised to show the following:
16.
A. Separated walk with street trees to match existing on Smith Avenue east of
new cul-de-sac.
Typical street cross section showing 17' from centerline of new cul-de-sac to
face of new vertical curb on east side of new cul-de-sac; 10' from centerline of
new cul-de-sac to face of new vertical curb on west side of new cul-de-sac (no
parking allowed); new cul-de-sac bulb face of vertical curb radius = 35'.
Standard Street Improvements: Prior to approval of the Final Tract Map and
prior to issuance of any building permits for the site, the applicant shall prepare
plans, pay fees, post securities, provide insurance, as required, to obtain an
encroachment permit to construct public street improvements required by the
City Engineer. 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. 3062
TS 96-03 - 1142 & 1154 Smith Avenue
Page 5
17.
18.
Removal of existing curb, gutter, sidewalk, driveways, pavements, power pole,
utilities and related improvements in Smith Avenue as needed to construct the
new cul-de-sac, including accessibility ramps at the new comers.
B. New vertical curb, gutter, sidewalk and street trees along Smith Avenue. New
sidewalk shall match existing adjacent improvements.
Co
New vertical curb and gutter along the entire cul-de-sac. Vertical curb to be
used in lieu of roll curb/gutter due to need for protecting backyard fences on
west side of new cul-de-sac.
Do
New Smith Avenue and cul-de-sac pavement based upon a Traffic Index
provided by the City and R-value provided by the applicant's soils engineer,
and pavement conforms as needed to conform new street into existing Smith
Avenue.
Installation of new street light(s) in new street and Smith Avenue in
accordance with the San Tomas Area Neighborhood Plan to match
predominant existing lighting.
Construction of storm drain system in the new cul-de-sac to collect storm water
runoff and convey it underground to the existing storm drain facilities in Smith
Avenue. System shall be designed using the 1 O-year design storm frequency.
Signing and striping on new cul-de-sac and Smith Avenue as determined by
the Traffic Engineer. No parking will be allowed on the west side of the partial
cul-de-sac.
Completion of Public Street Improvements: Prior to issuance of occupancy for
the site, all public street improvements required by the encroachment permit
must be completed and accepted by the City Engineer, unless otherwise
approved, and the applicant must provide the one-year minimum security.
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 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. 3062
TS 96-03 - 1142 & 1154 Smith Avenue
Page 6
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FIRE
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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 Smith Avenue and all public improvements.
Soils Report: Provide a soils report prepared by a registered Geotechnical or Civil
Engineer.
Title Report: Provide a current Preliminary Title Report.
Storm Water Management: Comply with California Storm Water Best
Management Practices Handbook, prepared by Storm Water Quality Task Force,
Santa Clara Valley Water District.
Monumentation Security: Prior to recording the Final Tract Map, applicant shall
provide security guaranteeing the cost of setting all monuments as shown on the
Final Map.
Street Improvement Agreement: Execute a street improvement agreement and post
securities to guarantee the installation of the required street improvements.
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.
DEPARTMENT REQUIREMENTS
Fire Hydrant(s) Required: Provide one public fire hydrant at locations to be
determined jointly by the Central Fire District and the San Jose Water Company.
Maximum hydrant spacing shall be 500 feet and the minimum single flow hydrant
shall be 1500 GPM at 20 psi residual pressure. If hydrants are already in place,
include civil drawings showing location of all hydrants with the building permit
submittal.
Fire Apparatus Access Roads Required: Provide access roadways with a paved all
weather surface and a minimum width of 20 feet.
Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than
28 feet in width. Parking will be allowed along one side of the street for roadways
28-35 feet in width. Roadway widths shall be measured curb face to curb face.
Parking spaces are based on an 8 foot wide space.
Planning Commission Resolution No. 3062
TS 96-03 - 1142 & 1154 Smith Avenue
Page 7
28.
Fire Lane Markings Required: Provide markings for all roadways within the
project. Markings shall be:
A. by fire department approved signs;
B. outlining the area in red, with the words "FIRE LANE" in a contrasting color;
or
C. by a red curb with the letters "FIRE LANE" marked along the curb at a
maximum 25 foot interval.
Installation shall also conform to Local Government Standards.
PASSED AND ADOPTED this 10th day of December, 1996, by the following roll call
vote:
AYES:COMMISSIONERS: Alne, Gibbons, Jones, Keams, Lindstrom,
Lowe, Meyer-Kennedy
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: None
ABSTAIN: COMMISSIONERS: None
APPROVED'/~~~~~
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Steve Piasecki,~cretary