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PD (Pulte/Larkspur) 1998(iv) (v) after a casualty. If the casualty is in excess of %, restoration of the Property can occur to % of current density. Attached hereto is a copy of the applicable ordinances, resolutions or regulations relating to the zoning and use of the Property; and As far as we are aware, the Property is in compliance with all applicable building codes, fire codes, other health and safety roles and regulations, parking, density and height requirements and other building and zoning laws. Sincerely, Melinda Denis Planner I encl: Geoff Bradley, Senior Planner Ordinance No. 1980 City Council Report, November 17, 1998 Certificate of Occupancy, March 13, 2000 Site Plan 18:17 PULTE HOMES LAND DEPT. + 14088668581 N0.669 ~urlcvvuy, Sulbn ~50, Pleasanton, CA 94566 Fix: 93S-485-030~ Email: DWIldoflOpuJ~.cam 3'o: ~'J~: T)lff~, ~(~__~ From: Don WIIden Fax: ~ Pages: ~ , tndudJncj cDver sheet C~IUrgent [~l Per your request ~1 Call lPtea~e review 2.49-3zzo ttomey-cllen: privilege or m~y constitute privileged work product, The Information Is intende~ 'v for the use of the IndiviOual or entity to whom ~t Is addressed. If you are not the Intended ~ent, or the agent or employee responsible to deliver It to the Intended recipient, you are ~ notified that any use, dissemination, distrlbutlo~ or co~ylng o? Chis commun~catlofl is prohibited. If you have received chis facsimile in error, ~lease not[fy us by telephone 4tely an~ return the original message to us at the address a~ove via U.5. Postal Semite. 0Z/16/2~1 1S: 17 Pl~_,'FE HC~IE5 LAND DEPT. --;' 1,l[~SS66S,~81 N0.669 [;02 Pulte Home Corporation March 16, 200l Mr. Tim Halcy Cipy of Campbell Community Development Dept. 70 North Firat S~et Campbell, CA 95008' it,E: San Thomas median landscapinl~. Dr. Mr, Haley: I would like to tal~ this opportunity to updal~ you on the status of the landscaping in the median of San Thomas Expressway near Hamilton Ave. As you know, thc landscaping w~ a condition for the Pulte Cambridge Park subdivision, which is now complete. We have submiar, d a landscape design tn the County theI utilizes Iow mainteuanc~ and drought tolemut plant amtcri~s, and it was our und,rstanding that th~ median could ~ tna:k watered until the plants were emblished. The County Rnads and Airports Dept. h~ sm requested that a piped irrigation system also be installed. This is not feasible due to the unavailability of water md electrical services in the reed/an. The County has indicat~l they ma), be willing to forego thc imgation with consent from the City of Campbell. We would appr, ciatc if you could speak tn the Dan Collen at the County Ro~ds and Airports Dept. regarding ~s i~ue. I bare attached r, vo letter~ of correspondence between Pulte and the County for your review. ?,'tank you for your ~ssistmce in this m~tter. Sin~,r, ly, ~.~:r~x~. ~ ~ .~~PULTE HOMES Don B. Wilden Project Engineer Northern California Division Cc: ]oh~ Johnson, Pulte Homes Pulte Home Corporation March 2, 2001 Ms. Raluca Nitescu County of Santa Clara Roads and Airpom Division 101 $1eA~ort Dr. San Jo~e, CA 95110-1302 S~n Thomas Expressway ~ Hamilton Blvd. Median Landscaping Drar Ms, Nitescu: I have reviewed yQur l~er dated February 28, 2001 rega~c~ing pla~ che~ commenm for ~ S~ ~om~ m~ l~ds~p~g. Du~ :o ~ ~avai!abi~ of w~ ~d el,c~c~ s~c~ · ~ exp~way medi~ ~ proposed l~dsca~e de~ ufi~z~ &o~ tol~ p~t ma~, whch ~ ~ wat~ r~r~mmm ~ ~ ~tab~ent ~fio~ It is o~ ~n~n m provide, "pm~on for ~gafio~" ~ me~ of rock m~ce co~d be ~omed ~ ~ded in ~cord~ce m~ ~e m~nt~mce a~e~nt ~ ~ City of C~pbell md ~e Comw of Sram Cl~a. If you have any questions please feel free to contact me at (925) 2a9-3220. Sincerely, PLrLTE HOMES Don B. Wildcn Project Engineer Rndger Miller, Pulte Homes Michael Jordan, Vander Toolen A~oc. Inc. 03/16,'ZDE)I 18:17 PULTE HO'dEB LPND d1~)4,4102'76 iNT ~V: ~E~ON & CONSTRUCTION; 408441027§ Count)' et' Santa Clara Mr. Michael Jordan V~d~r T~len Associales inc. Landscape Amhi~ 955 Franklin St Napa, C~94559 ~U~j~cL San Tom~ Expressway ~I-tamitton Blvd. M~ieal Landscapiag Dear Mr. Jordan, Your F~nar~ 13, 2001 tr~msmittal along wi~b thc ~tans for $c subJeCt project has been ~vtcwed. Our [. Pcr Carrot7 La~xl.~ape Muter Agreement S~andards, Agpcndi,x 6:"L~nc~caping shou]ct ,aclude provisions Ibr irrigabon tO increase lil~hhood of planting survival linc h~a[~." The documents do not include an iz~ga~ior~ pl~. ?Icrc proviO¢ thc irri~,atiun plan. Plc~c pruvtdc Lh~ imgafio~ pl~. Thc migation imcs ~d scrh~cr syst=m shoald b~ located mimm~ 7 fi. ~om Ibc face of the c~ or th~ ~ge of the pavem~t. It- there is a need to cross r2:,e expressway for water or electrical service, piease coordiaate r.t~s with Roads ~d Airports Depaxtrnen~. Any work within the expressway should be done before the rcsurfacing of San Tornas Ex?essw~y. For ~hi~ issue, please ~on~act Roy Cahalter~ at 573-2484. 4. For ~y work within tho County's San Tomas Expressway jurisdicaon ~ County crrcroac~lcm pcmut should be obtain~ prior to b~ginning of any work. If you have my questions plea.se caJl me at 5~3-2464. Proj~t Engia~r Cc: Don Wild~, Pultc Home Corporauon DEC,PC, RVE, File CITY OF CAMPBELL Community Development Department December 5, 2000 Mr. Don Wilden x Pulte Home Corporation 7031 Koll Center Parkway, Suite 150 Pleasanton, CA 94566-3281 Re: 550 W. Hamilton Avenue PD 98-03 Landscape Agreement - San Tomas Expressway Dear Don: Per your request of this dated please find enclosed a dra~ copy of the maintenance agreement with Santa Clara County Roads and Airports regarding maintenance of the median island. If you should have any questions regarding this information. I may be reached at (408) 866-2144. Associate Planner cc: Sharon Fierro, Community Development Director 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2t40 · FAX 408.866.8381 · TDD 408.866.2790 San Tomas Expressway Landscaping Agreement This AGREEMENT is made by the CITY OF CAMPBELL, a municipal corporation whose address is 70 N. 1st St., Campbell, California, 95008, hereinafter referred to as, "CITY" and COUNTY OF SANTA CLARA, STATE OF CALIFORNIA, hereinafter referred to as, "COUNTY." RECITALS A. San Tomas Expressway is a County Expressway; and Bo CITY desires to have installed suitable landscaping along certain portions of said County expressway in areas within the City of Campbell where COUNTY does not normally provide landscaping under the County Expressway Policy Resolution or under an Expressway Agreement; and C. CITY and COUNTY desire to specify responsibility as to installation and maintenance of such landscaping, NOW, THEREFORE, in consideration of the recitals and mutual promises contained herein, CITY and COUNTYHERETO AGREE as follows: Limits. Limits shall be on San Tomas Expressway between Hamilton Ave and Gale Drive as shown on the attached exhibit. o Installation. CITY shall provide for installation of landscaping, which shall be completed by contractor(s) under an encroachment permit to be issued by and subject to conditions of the County of Santa Clara o Installation Costs and Expenses. The cost of installation and maintenance of such landscaping improvements shall be the responsibility of the CITY and all charges and expenses incurred as the result of such installation shall be borne by CITY or its agents. Maintenance. COUNTY agrees to maintain such landscaping improvements. Such maintenance to include activities as are necessary to ensure the landscaped areas remain healthy, attractive and in conformance with the approved encroachment permit plans referenced in Section 1 of this Agreement and as agreed to be part of the maintenance contract scope of work as referenced in the following section of this Agreement. Maintenance Contract and Payment. COUNTY shall cause a maintenance contract to be drafted for the review of the CITY. Upon approval by the CITY, COUNTY shall obtain contract services as per COUNTY requirements and procedures for contracted services. CITY shall review the proposed contract amount, and upon approval the COUNTY shall award the service contract. The contract shall provide for invoicing of service costs, and COUNTY shall invoice CITY for all contractor charges with an additional markup for administrative and inspection costs as set forth below on the part of the COUNTY. CITY agrees to reimburse COUNTY for the cost of the landscape maintenance an amount of money arrived at as follows: Actual contract cost + 15% administration and inspection costs. COUNTY invoices shall be paid within 30 days of receipt by CITY. o Accounting. COUNTY shall submit invoices to CITY within thirty (30) days of receipt from contractor and shall maintain fiscal records as may be needed or requested by CITY as prescribed per COUNTY policies and practices. Termination. This agreement shall automatically renew on an annual basis and remain in full force and effect until terminated by either party upon thirty (30) days written notice. Hold Harmless. a. Neither COUNTY nor any officer or employee thereof shall be responsible for any costs (including reasonable incurred attorneys' fees and defense costs) and damage or liability occurring by reason of anything done or omitted to be done by CITY under or in connection with any landscape improvements, authority or jurisdiction delegated to CITY or by landscape installation equipment installed by CITY under this agreement. It is also agreed that, pursuant to Government Code Section 895.4, CITY shall fully indemnify defend and hold COUNTY harmless from any liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of anything done or omitted to be done by CITY under or in connection with any work, authority or jurisdiction delegated to CITY under this agreement. b. Neither CITY nor any officer or employee thereof, is responsible for any costs (including reasonable incurred attorneys' fees and defense costs) and damage or liability occurring by reason of defects existing in the property constituting the Project Area or structures installed by COUNTY on or abutting the Project Area or anything done or omitted to be done by COUNTY under or in connection with 10. any landscape maintenance work, authority or jurisdiction delegated to COUNTY or by landscape maintenance equipment installed by COUNTY under this agreement. It is also agreed that, pursuant to Govemment Code Section 895.4, COUNTY shall fully indemnify and hold CITY harmless form any liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of anything done or omitted to be done by COUNTY under or in connection with any work, authority or jurisdiction not delegated to COUNTY or CITY under this agreement. Independent Contractor. It is hereby expressly understood that COUNTY and CITY are independent contractors with respect to all matters covered by this agreement Any notice to be given here under shall be in writing and delivered personally or sent by facsimile transmission or registered or certified mail, postage prepaid to the address set forth below, or such other address as either party may designate by written notice to the other. Notices shall be deemed received at the earlier of actual receipt or three business days following mailing: County: Road Commissioner County of Santa Clara 1555 Berger Drive San Jose, CA 95112 City: Public Works Director 70 N. First Street Campbell, CA 95008 11. 12. 13. Neither party shall without the written consent of the other party hereto assign or transfer this Agreement or any of its rights or obligations here under. This Agreement may be modified, terminated or extended and the terms or covenants hereof may be waived only by a written instrument executed by both parties hereto, or in the case of a waiver, by the party waiving compliance. A party's waiver of the performance of any covenant, condition, obligation, representation, or promise in this Agreement shall not invalidate this Agreement or be deemed a waiver of any other covenant, condition, obligation, representation, or promise. The party's waiver of the time for performing any act or condition hereunder does not constitute a waiver of the act or condition itself. 14. Should any provision of this Agreement be held by a court of competent jurisdiction to be illegal, invalid or unenforceable, the remaining provisions of this Agreement shall not be affected or impaired thereby. 15. This document and the plans referenced in Section 1 constitute the entire agreement between the parties with respect to the subject matter hereof and supersede all other communications, whether written or oral. This Agreement may be modified or amended only by writing, signed by the party against whom enforcement is sought. 16. In the event a dispute arises out of this Agreement or its performance, the prevailing party shall be entitled to recover its reasonable attorney's fees and costs arising out of the dispute. IN WITNESS WHEREOF, this Agreement is executed by the City of Campbell and the County of Santa Clara. This Agreement is dated ATTEST: COUNTY OF SANTA CLARA Clerk, Board of Supervisors By: Chairperson, Board of Supervisors APPROVED AS TO FORM AND LEGALITY: Deputy County Counsel ATTEST: Clerk, City of Campbell APPROVED TO FORM: CITY OF CAMPBELL By: Jane P. Kennedy, Mayor City Attorney Pulte Home Corporation May 12, 2000 Tim Haley Associate Planner City of Campbell 70 North First Street Campbell, CA 95008 RE: Tract 9138 Cambridge Park Dear Tim: Enclosed is a check for the cash bond for the landscaping along the San Thomas Expressway median island as required in our Conditions of Approval for the above referenced tract. The bond includes the cost of the installation along with 5 years of maintenance as we agreed. We will continue to complete the few remaining work items such as the plaque for the park, vines along the exterior of the soundwall etc. We appreciate the City of Campbell continuing to allow Pulte to obtain final inspections for our remaining few houses. If you have any questions, please contact me. Sincerely, Pulte Home Corporation Northern California Division Scott Miller, PE Project Manager - Land Development No~thornCaiifl)rniaDiwislc, n 7031 KoliCenterP~rkway Suite 150 Pleasanton, California 94566 3128 925/249 3200 F.~x 925/485 0291 .0~' c~t~,o CITY OF CAMPBELL Community Development Department · Current Planning April 20, 2000 Michelle Fisk Charles Davidson Company 255 West Julian Street, Suite 200 San Jose, CA 95110 Re: Cambridge Park, Campbell Tract 9138 On-street Parking Exhibit Dear Michelle: The Community Development Department has reviewed your proposed exhibit illustrating 32 on-street parking spaces for the above referenced subdivision. The presented plan is considered acceptable where interior spaces measure 22' in length and end stalls have a minimum length of 20'. The three parking spaces along the Llewellyn Avenue frontage should not be delineated with parking t's or stripes. This revised layout provides a more desirable parking location in that it better utilizes the on-site sidewalks. Per our phone conversation of this date the parking layout has been reviewed and approved by Santa Clara County Fire Department. Please contact the undersigned, if you should have any questions regarding this approval. I may be reached at (408) 866-2144. Sincerely, Tim J. Haley Associate Planner CC: Scott Miller, Pulte Home Corporation Bill Helms, Land Development Manager Wayne Hokanson, SCC Fire Department Bill Bruckart, Building Official 70 North First Street · Campbell, California 95008.1423 · 'VEL 408.866.2140 · F^X 408.866.8381 · .VDD 408.866.2790 County of Santa Clar Roads and Airports Department Land Development Services lei Skyport Drive San Jose. California 95110-1302 March 20, 2000 Mr. P. Vander Toolen 5674 Stoneridge Drive, #207 Pleasanton, CA 94588 Subject: Landscaping Plan within the Median of San Tomas Expressway Dear Mr. Vander Toolen: Your January 7, 2000 Transmittal along with the attachments has been reviewed. Our comments are as follows: As discussed with you, the landscaping plan and the agreement cannot be processed, due to the County's concerns relative to the safety issues involved in the maintenance of median landscaping. Typically, a private developer is allowed to install and maintain landscaping and irrigation in the expressway border area where traffic control is not necessary for the maintenance work. Our practice for median areas is to enter into agreements with local cities. Cities in turn may use their own maintenance forces or contract for landscape maintenance. You should contact the City of Campbell concerning your condition for landscaping work within the median of San Tomas Expressway. Please call me at 573-2462 if you have any questions. S~c,erely, Ashok Vyas Project Engineer cc: ~/Tim Haley, City of Campbell RBP, DEC, AKC, MA, RVE, File Board of Supervisors: Donald F. Gage. Blanca Alvarado. Pete McHugh. James T. Beall. Jr.. ~. Joseph Simifian County EXccuti\'~ RicBard Wittenberg City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Sharon Fierro, Interim Corpanunity D~gy.evelopment Director From: Tim J. Haley, Associate Planne~r /N~ Subject: Expressway Master Plan Meeting Notes - County Roads and Airports 1/27/00 Date: January 19, 2000 · Consensus that a grant program was not an effective means to distribute funds · Realization that the current program is under funded for both maintenance as well as capital · Statement that the County needs to establish a standard landscaping improvement as well as maintenance level along the expressway · Acknowledgement that Cities may elect to install landscaping beyond the County standard · Statement that the County Expressways are a regional issue and that they may warrant a regional financing mechanism such as the next sales tax measure · Recognition that minimal standards have to prioritize safety issues · Recognition that any capital expenditures should incorporate a maintenance component These comments will be incorporated into the master plan that will be presented to the Board of Supervisors Cc: Bob Kass Lynn Penoyer Preferred Window Products, Inc. P.O. Box 1325 60 Laurtizen Lane Antioch, CA 94509 September 15, 1999 Mr. Tim J. Haley City of Campbell 70 North First Street Campbell, CA 95008 Telephone (925) 778-0631 Fax (925) 778-6435 RECE ¥ D ~ ~ 1 7 1999 CITY OF CAMPBELL PLANNING DEPT. Re: Cambridge Park STC Ratings Dear Mr. Haley, Please be advised that the STC rating for the windows at Cambridge Park is 30. Further, this is certification that the windows are being installed in accordance with the approved plans and the manufacturers specifications. If you have any questions please give me a call. Sincerely, Scott L. Pierce President SP:jw cc: Reid Hastings, Pulte Home Corp. CITY OF CAMPBELL Community Development Department September 7, 1999 Mr. Rodger Miller Pulte Home Corporation 7031 Koll Center Parkway, Suite 150 Ple~nton, CA 94566-3281 Re: 550 W. Hamilton Avenue PD 98-03 Noise Attenuation - San Tomas Expressway Dear Rodger: The Planning Division has reviewed the mitigation measures provided in the your Noise Assessment, dated June 22, 1999, prepared by Edward L. Pack Associates, and is requesting a certification of compliance to the standards required in this report. This certification should include: · A statement from your window manufacture/vendor indicating the STC rating of those windows installed within in the subdivision consistent with the noise assessmem and · A certification that these windows have been installed in accordance with the approved plans and manufactures specifications. If you should have any questions regarding this request. I may be reached at (408) 866-2144. Sin~y~ Tim J. Haley Associate Planner Reid Hastings, Pulte Home Corporation Bill Bmckart, Building Official Sharon Fierro, Senior Planner Steve Piasecki, Community Development Director 70 North First Street · Campbell, California 95OO8.1423 - TEL 408.866.2130 - F^X 408.866.8381 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department - Current Planning August 27, 1999 Mr. Rodger Miller Pulte Home Coxporation 7031 Koll Center Parkway, Suite 150 Pleasanton, CA 94566-3281 Re: 550 W. Hamilton Avenue PD 98-03 Landscaping Adjacent to East Field Ming Quong and Lot 13 Dear Rodger: The Planning DMsion has reviewed the lastest landscaping and imgation plan for the above referenced project. The following comments are offered: Lot Changes: The landscaping concept shown for lots 13 still does not create the required Llewewllyn Ave. sideyard. Lot 13 needs to reflect a separated sidewalk, a new sound wall location that returns to the building 10 feet behind the sidewalk and a revised stxeet sideyard landscape concept. John Leigl of Eastfield-Ming Quong(EMQ) has contact this office and indicated that they consider it is the responsibility of Pulte Homes to replace the landscaping and irrigation along your common property line. Prior plans have indicated that irrigation and maintenance would be EMQ's responsibilty. It is anticipated that these plantings will be simple low maintenance plantings. If you should have a questions regarding these items. I may be reached at (408) 866-2144. Associate Planner vander Toolen Associates, Inc. Frank Mills, Senior Building Inspector Sharon Fierro, Senior Planner Steve Herndon, Pulte Home Corporation 70 North First Street · Campbell, California 95008. 1423 . TEL 408.866.2140 . FaX 408.866.8381 - TDD 408.866.2790 CITY OF CAMPBELL Community Development Department · Current Planning August 16, 1999 Mr. Rodger Miller Pulte Home Corporation 7031 Koll Center Parkway, Suite 150 Pleasanton, CA 94566-3281 Re: 550 W. Hamilton Avenue PD 98-03 Landscape Plan 8/13/99 Dear Rodger: The Planning Division has reviewed the lastest landscaping and irrigation plan dated August 13, 1999, for the above referenced project.. The following comments are offered: 1. Lot Changes: The landscaping concepts shown for lots13 and 23 need to be amended to reflect the lot sizes and shapes per the approved lot line adjustments. Lot 13 needs to reflect a separated sidewalk, a new sound wall location and revised street sideyard landscape concept along Llewellyn Avenue and Lot 23 needs to reflect the lot line adjustment. 2. Eastfield-Ming Quong(EMQ): Please provide notes regarding EMQ's responsibility for an imgation system and maintenance. It is anticipated that these plantings will be simple low maintenance plantings. Please submit revised plans reflecting modifications or amendments to address these items. This may be accommodated in notes and with an 8.5 x 11 inch format. If you should have a questions regarding these items. I may be reached at (408) 866-2144. Since ,re, ty~/ Associate Planner vander Toolen Associates, Inc. Frank Mills, Senior Building Inspector Sharon Fierro, Senior Planner Steve Herndon, Pulte Home Corporation 70 North First Street · Campbell, California 95008. t423 · TEL 408.866.2140 FAX 408.866.8381 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department - Current Planning August 10, 1999 Mr. Rodger Miller Pulte Home Corporation 7031 Koll Center Parkway, Suite 150 Pleasanton, CA 94566-3281 Re: 550 W. Hamilton Avenue PD 98-03 Landscape Plan 7-22-99 Dear Rodger: The Planning Division has reviewed the lastest landscaping and irrigation plan dated July 22, 1999, above referenced project.. The following comments are offered: for the 1. Park Space: The general concept of the central open space is considered acceptable. The assumed maple trees within the park space appear to be mislabeled in the tree legend on sheet L-7. Additionally, there previously was some discussion regarding the placement of a plaque which identified the historic significance of the property. Please contact Melissa Heyman at the Campbell Historic Museum at (408) 866-2119, regarding the historic significance of this property. 2. Lot Changes: The landscaping concepts shown for lots 13 and 23 need to be amended to reflect the lot sizes and shapes per the approved lot line adjustments. Lot 13 needs to reflect a separated sidewalk, a new sound wall location and revised street sideyard landscape concept and Lot 23 needs to reflect the lot line adjustment. 3. Easlfield-Ming Quong0EMQ): The conceptual sound and masom7 walls depicted vines and foundation plantings along the perimeter of the project. This concept was provided to soften the appearance of the walls and to discourage graffiti. The landscaping plan only includes vines at this lime. Please provide notes regarding EMQ's responsibility for an irrigation system and maintenance. It is anticipated that these plantings will be simple low maintenance plantings. 4. Expressway Wall: The City recognizes the maturity and screening of trees planted along the expressway. It is still recommended that a climbing vine be introduced along tiffs roadway to discourage graffiti and to 1511 in where trees have died or are deciduous. 5. Median Landscaping: A status report regarding the approval of median landscaping by Santa Clara County Roads and Highways would be appreciated. 6. Irrigation System: Staff does not oppose the modification of the irrigation system to service the private park strips from the adjacent front yard systems per our discussions with Steve Herndon. 70 North First Street · Campbell, California 95008.1423 · T~L 408.866.2140 ' F^X 408.866.8381 - TDD 408.866.2790 Landscape Plan Conunents ( PD 98-03) Page 2 Please submit revised plans reflecting modifications or amendments to address these items. ff you should have a questions regarding these items. I may be reached at (408) 866-2144. Sincerely, Tim J. Haley Associate Planner vander Toolen Associates, Inc. Frank Mills, Senior Building Inspector Sharon Fierro, Senior Planner Steve Hemdon, PuRe Home Corporation Melissa Heyman, Campbell Musem vanderToolen associates,/nc. andscape architects July 26, 1999 Tim J. Haley City of Campbell · Community Development Department 70 North First Street Campbell, CA 95008.1423 VTA-North Bay 1303 Jefferson Street Suite 710-B, Napa CA 94559-2442 Tel / 707.224.2299 Fax / 707.224.6821 Re: 550 W. Hamilton Avenue PD 98-03 Landscape Plan Dear Tim; We have reviewed your comments regarding the Landscape and irrigation plans dated Februaq/ 15,1999 for the above referenced project and have revised our plans as follows: 1. Park Space: The benches specified on the plans dated February 15 had already been ordered and therefor remain unchanged with this set of plans. Research proved that finding a curved bench with the proper radius to accommodate the radius of the planter would be difficult. Additionally, we have specified a 48" Box Quercus virginiana as a specimen tree for the raised planter. We have also specified two lights to be used as uplights for this specimen tree. Additionally, we show on our plans the location of a plaque affixed to the top of the raised planter wall to be provided by others. 2. Lot Changes: All lot changes have been made to accurately reflect the latest engineering plans. 3. Perimeter Landscaping Expressway and Eastfield-Ming Quong: Our plans have been revised to show vines planted along the masonry wall shared with the Eastfield-Ming Quong Property. Irrigation and maintenance of this landscaping shall be the responsibility of the Eastfied-Ming Quong Property owners per previous discussions. No vines were added to the masonry walls shared with the San Tomas Expressway due to the abundance of existing vegetation. 4. Median Landscaping: This Landscape plan has been resubmitted to Ashok Vyas at the County on June 23, 1999. We are awaiting comments from Mr. Vyas. If there are any questions regarding these revised plans please contact our office. Sincerely, Travis Ebbert Cc: Steve Hemdon, Pulte Homes Corporation CITY OF CAMPBELL Community Development Department July 6, 1999 Mr. Rodger Miller Pulte Home Corporation 5976 West Las P0sitas Boulevard, Suite 100 Plea~nton, CA 94558 Re: 550 W. Hamilton Avenue PD 98-03 Landscape Plan Dear Rodger: The Planning Division has reviewed the landscaping and imgation plans for the above referenced project The latest landscaping plan submittal with the exception the two model u_,fits landscape plans in this office is dated Februa~ 15, 1999. The following comments are offered: J !. Park Space: The general concept of the central open space is considered acceptable. It is recommended that a more decorative bench be provided in the center of the park which complements the circular shape of the park area Addifionalh'. the specimen oak tree which was shown in the center of the park has been relocated to the hotel site, a new accent tree should be provided in this center feature. It is recommended that the retained maple tree and tiffs center accent tree be illuminated with up lights to accentuate their importance. Additionally, there previously was some discussion regarding the placement of a plaque which identified the historic significance of the property. Has this concept been developed any further? for loBr~) 13, 23, and 43 need to be amended to reflect the Lot Changes: The landscaping concepts shown currcnt milt bl:x: proposcd and thc lot sizes and slmpcs~pcr the approved lot linc adjustmcnts. Lots I & 43 need to reflect a change in unit type. Lot 13 needs to reflect a separated sidewalk and the lot line adjustment and Lot 23 needs to reflect the lot line adjustment. ? / 3. Perimeter Lafidscaping Expressway and Eastlield-Mmg Quong: The conceptual sound and masonry walls depicted vines and foundation plantings along the perimeter of the project. This concept was provided to soften the appearance of the walls and to discourage graffiti. The landscaping and irrigation plan has not been submitted addressing this concept. It is anticipated that these plantings will be simple low maintenance plantings. Some rmnor tree planUng (three to tour trees) ts encouraged along San Tomas Expressway where tree plantings have failed. [?.;~edian Landscaping: A status report regarclmg the approval landscaping by of median Santa Clara County W__SRoads and Highways would be appreciated. 70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790 o ,"/' TE OF CALIFORNIA -- BUSINESS, TR,~ 'ORTATION AND HOUSING AGENCY 2201 Broadway P.O. Box 187005 Sacramento, CA 95818-7005 (916) 227-0813 May 19, 1999 First American Title Guaranty Company 1355 Willow Way #100 Concord, CA 95035 Attn: Susan Davidson Single Responsible Party Re: DRE File Number 036705SA-FOO Dear Susan: Attached is a budget deficiency notice for DRE file number 036705SA-FOO. A separate documentation qualitative deficiency notice has been or will be furnished by the Deputy Commissioner assigned to this file. Changes to the CCR's indicated in this budget deficiency notice (if any), may not be all inclusive. Additional changes may be indicated in the documentation qualitative deficiency notice that you receive from the Deputy Commissioner. .. Sincerely, Mary C. Libra Budget Review Unit cc: Pulte Homes Corp. Mitch Brown An American Favorite NORTHERN CALIFORNIA DIVISION 5976 West Las Positas Boulevard, Suite 100 Pteasanton, California 94588 Phone: (925) 460 - 0100 Direct: (925) 737-7237 Fax: (925) 469-6548 LAND DEPARTMENT To: P, TA DZANE VELASQUEZ DATE: MAY24, 1999 PAGES: 4( INCLUDES COVER SHEET) Comments. Budget deficiency on discuss tomorrow. Hope you had a Cambridge Park. Let's great weekend. Diane THE INFORMATION CONTAINED IN THIS FACSIMILE IS CONFIDENTIAL and may also be subject to the attorney-client privilege or may constitute privileged work product. The information is intended only for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, or the agent or employee responsible to deliver it to the intended recipient, you are hereby notified that any use, dissemination, distribution or copying of this communication is strictly prohibited. If you have received this facsimile in error, please notify us by telephone immediately and return the original message to us at the address above via U.S. Postal Service. Thank you. STATE OF CALIFORNIA ABBREVIATED BUDGET DEFICIENCY NOTICE RE 660A (Rev. 5/97) TRACT NUMBER OR NAME //9138/Cambridge Park BUDGET REVIEWER Mary Libra Instructions The proposed Budget is not acceptable due to errors or 4' omissions relating to the item(s) marked below. The figure(s) entered to the right of the item(s) represent the dollar amount(s) which should be budgeted. When preparing budgets, always use the latest publication of the Operating Cost Manual and Budget Worksheet (RE 623). DEPARTMENT OF REAL ESTATE SUBDMSIONS DRE FILE NUMBER 036705SA-FOO DATE OF NOTICE 5/19/99 Include the DRE File number on all correspondence. Submit two copies of the revised budget to the address checked below: [] 2201 Broadway (P.O. Box 187005) Sacramento, CA 95818-7005 [] 107 South Broadway, Rm. 7111 Los Angeles, CA 90012 Item Amount Item Amount 101 Property taxes $ 3 02 Composition shingle roof $ 102 Corp. franchise taxes $ 303 Water heaters $ 103 Insurance $ 304 Exterior lights $ 104 Local license & inspection fee $ 305 Hard floors $ 105 Estimated income taxes $ 305 Carpets $ 306 Elevators $ 201 Electricity $ 307 Streets & drives $ 202 Gas $ 308 Heating & cooling $ 203 Water $ 309 Pool/spa $ 204 Sewer/septic tanks $ 310 Tennis courts $ 205 Cable TV/master antenna $ 311 Furnishing/equipment $ 207 Custodial $ 312 Fences (paint/stain) $ 208 Landscape $ 312 Fences (repair/replacement) $ 209 Refuse disposal $ 312 Walls (paint) $ 210 Elevators $ 312 Walls (repair/replace) $ 211 Public streets, drives, parking $ 312 Wrought iron fencing (paint) $ 212 Heating & air conditioning $ 312 Wrought iron fencing 213 Swimming pool $ (repair/replace) $ Spa $ 313 Pumps/motors $ 214 Tennis court $ 313 Motorized gates $ 215 Access control $ 313 Wood decking $ 216 Reserve study $ 313 Septic tanks $ 217 Miscellaneous $ Other: $ Minor repairs $ Pest control $ 401 Management $ Snow removal $ 402 Legal services $ Lakes/waterways $ 403 Accounting $ Other: $ $ 404 Education $ Reserves: 405 Misc., office expense $ 301 Paint $ 501 New construction 3% $ 301 Wood siding (paint/stain) $ 502 Conversions 5% $ 302 Built-up or flat roof $ 503 Revenue offsets $ 302 Wood shingle roof $ 302 Tile/shake roof $ RE 660A Additional Comments Page 2 of 2 File No. 036705SA-FOO 1. Please clarify the location of 32 guest parking spaces, referenced in the application. I don't see it on the site plan. 2. Please provide more specifics on the Public Maintenance Fund referenced in Section 6.2.3 of the CC&R's. --- including, the square footage of the area covered, the frequency of the city/county work to be reimbursed, and any standard rate the city/county might use. 3. Please direct me to the "dispute resolutionS' provisions in the party wall agreement/easement. Will the HOA be responsible for all the cost and maintenance? .4. These budget appear to be acceptable except for the insu,rance Insurance cost includes $3 million in liability per the CC&R s; cost. Please verify that the $2,000 annual --- that $3 million is adequage coverage for this project including --- that the City is an additional insured on the HOA's policy; the public use of the park; --- and, that terms of the party wall agreement/easement are also included. 5. Note on page 3 of each phase budget, there are 21 lots in phase 1 and 43 lots in phase 2. Pulte Home Corporation March 31, 1999 Steve Piasecki, AICP City of Campbell 70 North First Street Campbell, CA 95008-1423 RE: Agreement for Issuance of Permits Dear Steve: Enclosed are two (2) executed agreements ready for the city's signature. Please have the a city's signatures notarized so the document can be recorded. The City of Campbell attorney, William Seligmann, has approved this document. He provided the draft form and worked with the Pulte attorney, Dan Kisner, to finalize it yesterday. Return one executed copy to my attention. Would you notify the Public Works department that this document is now in effect so that our permits can be issued in accordance with this agreement. If you have any questions, please call me. Sincerely, PULTE HOME CORPORATION Northern California Division John L. Johnson Vice President of Land JLJ:dlv cc: City of Campbell, Public Works F \F~leslLND\DVelalJohn J\Campbell Agrmt doc Northern California Division, 5976 West Las Positas Boulevard, #100. Pleasanton, California 94588-8543 925/460-0100 Fax 925/460-0278 Pulte Home Corporation March 25, 1999 Mr. Tim Haley Associate Planner City of Campbell 70 North First St. Campbell, CA 95008 ~AR 2 6 1991t CITY OF CAMPBELL PLANNING DEPT. Re: Cambridge Park Street Names Dear Tim, As we discussed, Pulte agrees with the following list of names which the city has suggested for Cambridge Park. Apple Blossom Lane Apricot Blossom Lane Cherry Blossom Lane Plum Blossom Lane Please confirm through your public safety channels that these names are acceptable and let me know. I will then direct our Civil Engineer to make the changes to the Final Map. Thanks for your help on this issue. Very truly yours, PULTE HOME CORPORATION Rodger C. Miller Manager of Planning and Development CC: John Johnson Steve Hemdon ~hq?rr~ California Division, 5976 West Las Positas Boulevard, #100, Pieasanton. California 94588-8543 925/460-0100 Fax 925/460-0278 Pulte Home Corporation March 21, 2000 Tim Haley Community Development Department City of Campbell 70 North First Street Campbell, CA 95008 RE: Tract 9138 Landscaping at Median Island San Thomas Expressway Campbell, CA RECEIVED 2 3 ZOOO CITY OF CAMPBELL PLANNING DEPT, Dear Tim: We are nearing the completion of our Cambridge Park project, Tract 9138. One of our Conditions of Approval is to install and maintain landscaping within the median island along our frontage of the San Thomas Expressway. We have submitted a Landscape Maintenance Agreement to the County for execution, however the County has stalled the process, as you know. It is apparent the County does not want the island landscaped or for a private party to provide maintenance of the area. We are asking at this time that the City of Campbell remove this Condition from our development so that the project can be built-out and accepted by the City in a timely manner. We are willing to meet with you discuss this option or other options at your convenience. Please contact me to discuss this issue. Sincerely, PULTE HOME CORPORATION Northern California Division Scott Miller, PE Project Manager - Land Development CC: Rodger Miller John Johnson Northern Oaiifornia Dvisior, 7031 ½ollO©ntor Parkway Suite 1,50 Pleasan!on California 94566-3128 925/'249 3200 Fax 925/485 0291 CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title/Location (include county): GP 98-01,PD 98-03, & TS 98-01 550 W. Hamilton Avenue Campbell, CA 95008 Santa Clara County Project Description: Project entails· General plan Amendment from Commercial to Commercial/Low to Medium Density Residential · Planned Development application (PD 98-06) to allow the development of a four-story, 116 room extended stay hotel and a 43 small lot single family subdivision. · A Tentative Subdivision Map (TS 98-01) allowing the subdivision of the 7 acre site. Findings of Exemption (attach as necessary): The City Council granted a Negative Declaration based upon the findings in the initial study prepared for this project which determined that no effects to wildlife or the environment will result from development of this project. Certification: I hereby certify that the public agency has made the above finding and that the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Signature: Title: City of Campbell Date: 'POSTIm 'rj~ "fRRUlY~ JAN 1 2 1999 City of Campbell r- 70 N. First Street o Campbell, CA 95008 (408) 866-2140 NOTICE OF DETERMINATION Office of Planning & Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 County Clerk's Office Santa Clara County EO0 7?34 191 N. First Street San Jose, CA 95113 (3 copies & cover sheet filled out by planner) Subject: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. t State Clearinghouse Number (If submitted to Clearinghouse) --'----' Lead Agency Contact Person Phone (408~ 866-2140 Project Location (include County) Project Description This is to advise that the City of Campbell has approved the above-described project on q l ~ Lead Agency O Responsible Agency I '1 q~' and has made the following determinations regarding the above described project: Date 1. The project (O will ~ will not) have a signification effect on the environment. 2. ~ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. ~ Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures ((~ were ~ were not ) made a condition of approval of the project. 4. A statement of Overriding Considerations (~ was(~ was not ) adopted for this project. This is to certify that the Negative Declaration EIR with comments and responses and record of project approval is available to the General Public at the Community Development Department. City_ of Campbell. 70 N. First Street. Campbell, CA 95008, (408) 866-2140. Signature (Public Agend~ JAN 1 2 1999 December 9, 1998 CITY OF CAMPBELL City Clerk's Of[ice Greg Martin Larkspur Hospitality 4401 Hazel Avenue, Ste. 225 Fair Oaks, CA 95628 Dear Mr. Martin: At the regular meeting of December 7, 1998, the City Council adopted the following Ordinances: Ordinance No. 1979 - Amending the Land Use Element of the General Plan changing the Land Use Designation of property located at 550 W. Hamilton Avenue from Commercial to Mixed- Use Commercial/Low-Medium Density Residential (6-13 units per gross acre); and Ordinance No. 1980 - Approving a Planned Development Permit (PD 98-03) to allow the construction of a 43-unit small lot single family residential subdivision and a 116-room hotel on property located at 550 W. Hamilton Avenue in a PD (Planned Development) Zoning District, subject to the Conditions of Approval. Enclosed please f'md certified copy of Ordinance 1979 and 1980 for your records. Please note that these Ordinances will become effective thirty days from the date of adoption. Should you have any questions in regard to the City Council's action, please do not hesitate to contact this office (866-2117) or Tim Haley, Associate Planner, Community Development Department. Anne Bybee City Clerk Eric. cc. Tim Haley, Comm. Development Dept. 70 North First Street . Campbell, California 95008. 1423 · TEL 408.866.2117 · F^X 408.374.6889 · TDD 408.866.2790 MEMORANDUM To: From: Tim Haley, Associate Planner J~u~emsley y City Clerk Date: December 9, 1998 Subject: General Plan Amendment and PD Approval - 550 W. Hamilton Avenue - Pulte Homes At the regular meeting of December 7, 1998, the City Council adopted the following Ordinances: Ordinance 1979 - Amending the Land Use Element of the General Plan changing the land use designation of property located at 550 W. Hamilton Avenue from Commercial to Mixed-Use Commercial/Low-Medium Density Residential (6-13 units per gross acre). Application of Pulte Home Corporation and Larkspur Hospitality. File No. GP 98-01 Ordinance 1980 - Approving a Planned Development Permit (PD 98-03) to allow the construction of a 43-unit small lot single family residential subdivision and a ll6-room hotel on property located at 550 W. Hamilton Avenue in a PD (Planned Development) Zoning District. Application of Pulte Home Corporation and Larkspur Hospitality. File No. PD 98-03. Please find a certified copy of these Ordinance attached for your records, together with a copy of the letters written to the applications in follow up to the City Council meeting. The Ordinances will be published in the Campbell Express dated December 16, 1998. ORDINANCE NO 1979 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL AN AMENDMENT OF THE LAND USE ELEMENT OF THE GENERAL PLAN CHANGING THE LAND USE DESIGNATION OF PROPERTY LOCATED AT 550 W. HAMILTON AVENUE FROM COMMERCIAL TO MIXED-USE COMMERCIAL/LOW-MEDIUM DENSITY RESIDENTIAL (6-13 UNITS PER GROSS ACRE). APPLICATION OF PULTE HOME CORPORATION AND LARKSPUR HOSPITALITY. FILE NO. GP 98-01. The City Council of the City Campbell does ordain as follows: SECTION ONE: That the Land Use Element of the General Plan of the City of Campbell, together with the amendments thereto, is hereby changed and amended as per Exhibit A, attached hereto. SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage and adoption and shall be published once within fifteen (15) days upon passage and adoption in a newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this 7th vote: day of December , 1998, by the following roll call AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: Conant, COUNCILMEMBERS: None COUNCILMEMBERS: COUNCILMEMBERS: Anne Bybee, City Clerk Furtado, Doughe~ty, Watson None Dean APPROVED BY: JJeanefle Wmson, Mayor ORDINANCE NO. 1980 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PD 98-03) TO ALLOW THE CONSTRUCTION OF A 43-UNIT SMALL LOT SINGLE FAMILY RESIDENTIAL SUBDIVSION AND A 116-ROOM HOTEL ON PROPERTY LOCATED AT 550 W. HAMILTON AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF PULTE HOME CORPORATION AND LARKSPUR HOSPITALITY. FILE NO. PD 98-03. After notification and public heating, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the heating was closed. After due consideration of all evidence presented, the City Council finds as follows with respect to application PD 98-03: The proposed Planned Development Permit is consistent with the recommended mixed Land Use for the project site. The proposed residential density of 8.6 units per gross acre is consistent with the density allowance of 6-13 units per gross acre as permitted under the General Plan land use designation of Low-Medium Density Residential for the project site and the Commercial intensity is similar to other commercial developments in the con-anunity. The individual character of the home designs and the residential style of the hotel are consistent with other developments in the surrounding area and is consistent with the development standards for residential uses and commercial uses in the neighborhood. The massing of the project and the building setbacks and layouts integrate the proposed uses into the neighborhood of the project site. The provision of a maintenance agreement and CC&Rs requiting the formation of a homeowner's association are necessary to ensure the long term property maintenance and continued architectural integrity of the residential project. The proposed residential project provides a common open space area of .4 acres for the use and enjoyment of the residential uses and provides a high quality residential design. ° The proposed hotel project provides a viable commercial use along Hamilton Avenue which is compatible and complements the proposed residential use as well as the surrounding commercial uses. City Council Ordinance PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 2 Be The proposed project provides an attractive street frontage through the installation of landscaping along San Tomas Expressway, the installation of a boulevard treatment along West Hamilton Avenue and enhanced landscaping and building setbacks along the Llewellyn Avenue frontage. An initial study was prepared for this project and concludes that there are no unmitigated significant environmental impacts and that the project approval includes mitigation measures to reduce the noise impacts to less than significant. Based upon the foregoing findings of fact, the City Council further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. o The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the recommended general plan designation of the property. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. A initial study has been prepared which concludes that a Mitigated Negative Declaration should be prepared. o 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. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Based upon the above findings, the City Council approves the Permit by adopting the attached Exhibit A, entitled Plans and Elevations; Exhibit B, entitled Development Schedule; and Exhibit C, entitled Conditions of Approval, as per the application of Pulte Home Corporation and Larkspur Hospitality, for plans, elevations and development schedule to allow the construction of a 43-unit small lot, single family residential development and a l l6-room hotel, in a Planned Development Zoning District. Copies of Said Exhibits are on file in the Planning Department. City Council Ordinance PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 3 PASSED AND ADOPTED this 7th roll call vote: day of December ,1998, by the following AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: Conant, COUNCILMEMBERS: None COUNCILMEMBERS: None COUNCILMEMBERS: Dean APPROVED: Anne Bybee, CityClerk Furtado, Dougherty, Watson /~ette Watson, Mayor EXHIBIT B - DEVELOPMENT SCHEDULE PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur 1. Project approval is valid for 2 years from the date of City Council approval. 2. Construction shall commence within 2 years of City Council approval and Hotel construction must coincide or precede the Residential portion of the project. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 1 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. COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted to construct a 43-1ot detached single family development on the southerly portion of the project site and a 4 story 116 room hotel on the northerly portion of the property located at 550 West Hamilton Avenue. The building designs shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan prepared by Charles Davidson Company, dated on October 6, 1998. B. Building elevations and floor plans prepared by, Hove Design Alliance, Architects, received August 1998. C. Tentative Subdivision Map prepared by Charles Davidson Company, Civil Engineer, dated and received on October 21, 1998. D. Site plan, building plans and elevations prepared by MGA Architecture dated June 12, 1998. Building Elevations, Details and Colors: The applicant shall submit more detailed building elevations and exhibits depicting architectural detailing as rendered on the street elevations and building elevations. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director upon recommendation of the Architectural Advisor prior to the issuance of building permits. Residential Project: Building elevations and exhibits to include the following A) Provision of a color/material sample board specifying color palette, textures and materials. B) Provision of building elevations and details illustrating architectural features such as decks and railings, window boxes, decorative gates, cornice treatments, veneers, tile, or brick details. C) Submit brochures or roof samples of the color and material of the proposed roofing. The intent of this condition is to provide variation in roof materials throughout the project and to provide high quality concrete tiles consisting of slate, wood shake or mission tile styles. D) Provision of window schedules depicting the high quality of window treatment and styles depicted on the elevations. Windows shall have significant insets to create shadow lines and shall be detailed with trim and sill details, grid patterns and dimensional grids along street elevations. E) Garage doors shall have automatic opening devices and shall have decorative features such as windows and panels. F) Front doors shall be enhanced with inset panels or windows. G) Front yards are to be landscaped and driveway, walkway and porches shall use decorative EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 2 pavement treatments such as banding, colored concrete, brick courses or other alternative pavement enhancements. H) Architectural details to be carried throughout all four elevations of the residences. Hotel Proiect: Building elevations and exhibits to include the following: A) Air conditioning units shall be screened with decorative grills that are architecturally compatible with the building design. Grill design and colors shall complement the building and wall materials and shall be maintained at all times. B) Unarticulated wall surfaces shall be broken up through the introduction of landscaping or the introduction of alternative wall materials such as heavy timbers, moldings or texture changes. C) Provision of a material samples board illustrating specific colors, textures and building materials. D) Submittal of a lighting plan providing details of architectural lighting as well as parking lot and landscape lighting. Building Division Submittals: The applicant shall provide a copy of the conditions of approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. Landscaping: The applicants shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. A. All street trees shall be a minimum 24" box size. Larger 36" box trees shall be required in the open space area and along the perimeter of the hotel site. All other trees shall be a minimum 15 gallon size and shrub a minimum of 5 gallon size. B. Removal of any trees shall require replacement of trees on site in accordance with replacement standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection Ordinance.. C. All landscaping installed as required per the approved landscape plan shall be maintained in good health and graffiti shall be removed from walls and fences within a reasonable period of time. D. Landscape Plan shall include the upgrading of landscaping along the Expressway frontage and the landscaping of the median consistent with the conceptual landscape plan. Applicant shall obtain encroachment permits from Santa Clara County for all work performed within their right-of way and to make provisions for the establishment and maintenance of median landscaping for a period of (5) five years from installation. Landscape Plan shall include improvements of the open space area, front yards of the residential units, and the hotel project. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 3 o All landscaping shall be installed prior to building occupancy. If landscaping is not completed at the time of building occupancy landscaping bonds shall be required to ensure completion within on month of occupancy. Landscaping of front yard areas of residences shall be completed at the time of building occupancy for each residential unit. Parking and Driveway: All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. A. Each garage shall have an automatic garage door. B. Traffic markings and signing shall be reviewed and approved by the Development Director prior to the issuance of building permits. Community Covenants, Codes and Restrictions (CC&Rs): The residential applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director a copy of the maintenance agreement and CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of properties. B. Continued architectural controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. C. Description and map illustrating "common" areas to be maintained and ensure that the open space area and streets are available to the public. D. Provision of maintenance for "common" landscaping within the project site including street yards of the residences by the homeowner's association. E. Provision for the long term property maintenance for the private streets, landscaping and sound walls as necessary. Graffiti removal from sound walls within a reasonable period of time. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. C, C & R's shall provide for maintenance and use of the access drives, common fencing, and open space areas. G. Provision for public use of open space area to be available to the general public and the residents of the subdivision. H. Provisions to ensure the availability of two garage parking spaces for each unit I. Provisions for appropriate screening and location of trash containers. J. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 4 10. Park Impact Fee: A park impact fee of $7,035 per unit for a total of $302,505.00 is due upon development of the residential project. Credit in the amount of $10,990 will be given for the existing single-family residence. Full payment of this fee is due prior to issuance of a certificate of building occupancy. Credit shall be given for any fees paid as in lieu of park fee paid at the time a map recordation. Fences and Wall Plan and Noise Attenuation: The applicants shall install fencing and sound walls consistent with the recommendations of the noise assessment and the conceptual landscaping plan. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department prior to the issuance of building permits. The wall plan shall include a 9 foot wall along San Tomas Expressway, stepping down to a 6 foot wall along the other perimeters of the project. The wall plan shall include a stepped wall design between the hotel and the Expressway including a open metal fence at the comer and shall be reviewed in conjunction with the Noise Assessment Report prepared by Edward Pack and Associates. Higher wall heights shall be provided where appropriate along the expressway. Residential units adjacent to the San Tomas Expressway shall be provided with upgraded window systems for sound attenuation. Windows on upper floors adjacent to the expressway shall meet a 36 Sound Transmission Class (STC) rating and or mechanical ventilation systems (heating ventilation and air conditioning) shall be provided for all residential units adjacent to the expressway. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Location of Mechanical Equipment: No mechanical equipment, i.e. air conditioning units, shall be located within the common lot or within commonly maintained areas of the residential project site. Mechanical equipment visible to street frontages shall be screened by landscaping or trellis structures. 11. 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 Division. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - PuRe/Larkspur Page 5 12. Trash Disposal/Recycling: The applicant for the hotel 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. 13. On-site lighting: On-site lighting for the hotel shall not create glare on adjacent properties. Lighting shall be shielded away from adjacent residential properties and directed on site. Lighting plan to be reviewed and approved by the Community Development Director prior to the issuance of building permits SANTA CLARA COUNTY FIRE DEPARTMENT: 14. Development review: Review of this development proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall apply to the Building Department for applicable construction permits. 15. Hotel: Set up Pads: Provide four (30 foot x 60 foot) aerial ladder tmek set up pads as required by the Fire Marshall for the hotel site. 16. Residential: Required fire flow: Required fire flow for this project (residential portion) is 1000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 17. Public Fire Hydrants(s) Required: Provide 5 public fire hydrants(s) at locations(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on civil drawings included with building permit submittal. Required fees to be paid ASAP to prevent engineering delays. 18. Fire Apparatus (Engine) Access Roads Required: Provide access roadways throughout the residential development with paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standards details and Specifications A-1. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 6 19. 20. 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 the 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet parking will be allowed on both sides of the roadway. Roadway widths shall be measured from concrete edge to concrete edge for rounded curbs. Parking spaces are based on an 8 ft. wide space. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Governmental standards and the Fire Department Standard details and specifications BUILDING DIVISION: Residential: 21. Provide grading and drainage plan prepared by a licensed Engineer prior to issuance of building permits; provide an as built report by the same engineer at the time of final inspection. 22. Provide a comp/tction report on the footings and slabs prepared by a licensed Engineer, prior to pouring the foundations. 23. Provide a setback and elevation report prepared by a licensed Engineer or Surveyor to pouring the foundation. 24. Hotel: Provide two (2) hour Area Separation Walls(ASW) as required; independent stairways required for each separate area. One and one-half(1.5) hour fire resistive rating required in all openings in area separation walls per Uniform Building Code CLIBC) 504.6. 25. Walls and floors separating guest rooms are one(l) hour fire resistive construction per UBC 310.2.2. PUBLIC WORKS DEPARTMENT: 26. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete the processing of the Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. 27. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of fees of .75 of the $7035.00 for each residential lot. The current fee is $5,276.25 X 43 lots -- $226,878.75. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 7 28. 29. 30. 31. 32. Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. Preliminary Title Report: Prior to recordation of the Final Tract Map, the applicant shall provide a current Preliminary Title Report. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. Easements: Prior to recordation of the Final Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: · Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 8 33. 34. 35. 36. 37. 38. · Construction of storm drain inlets at intersection of private drives (no valley gutters). · Construction of new accessibility ramps at private drives. BOTH FRONTAGES: · Provide pavement conforms to existing improvements. · Signing/striping as determined necessary by the City Engineer. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. County Right-of-Way: The Applicant shall obtain permits from Santa Clara County for any work within the County fight-of-way. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 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. The applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and the Appendix of Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 9 39. 40. 41. 42. 43. 44. 45. haul route from the City Engineer. The applicant shall reduce fill at the northwest comer of the residential project and provide a drainage concept across the hotel site. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attomey, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. COMMUNITY DEVELOPMENT DEPARTMENT Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application shall be submitted to the Community Development Department in accordance with the provisions of the Sign Ordinance. No sign shall be permitted until an application is approved a permit issued. EXHIBIT C - CONDITIONS OF APPROVAL PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 10 46. 47. 48. 49. Hotel Occupancy: The hotel operation shall comply with Chapter 3.34, Transient Occupancy Tax, of the Campbell Municipal Code. Hotel Occupancy: Hotel occupancy shall not extend beyond thirty days and shall be subject to limitations as setforth in Chapter 3.34 of the Campbell Municipal Code. Project Phasing: Project approval is valid for 2 years from the date of City Council approval. Construction shall commence within 2 years of City Council approval and Hotel construction must coincide or precede the Residential portion of the project. Revised Site Plan: Applicant to submit a revised site plan relocating the unit types on lot 42 and 43 and increasing front yard setbacks of units proposed along the San Tomas Expressway where rear yards may accommodate an adjustment. SPECIAL PRESENTATIONS AND PROCLAMATIONS There were no Special Presentations and Proclamations. COMMUNICATIONS AND PETITIONS There were no Communications and Petitions. CONSENT CALENDAR Mayor Watson asked if any Councilmember or anyone in the audience wished to remove an item from the Consent Calendar. Mayor Watson removed Item 9 - Approval of Plans and Specifications and Authorization to Solicit Bids: Annual Sidewalk Maintenance - Project 99-72 at the request of staff. Councilmember Dean stated that he would be abstaining on Items 1, 2, 4 and 5. 1. Minutes of Study Session of November 17, 1998 This action approves the Minutes of the Study Session of November 17, 1998. 2. Minutes of Regular Meeting of November 17, 1998 This action approves the Minutes of the Regular Meeting of November 17, 1998. 3. Payment of Bills and Claims This action approves the list of Bills and Claims for payment covering the period of November 9, 1998 through November 23, 1998, in the amount of $321,742.78. Ordinance 1978 Approving Amendments to Chapter 6.09 of the Campbell Municipal Code Regarding a Procedure to Resolve Rental Increase Disputes (Second Reading/Roll Call Vote) Second reading of Ordinance 1978 approves amendments to Chapter 6.09 of the Campbell Municipal Code regarding a procedure to resolve rental increase disputes. Ordinance 1979 Approving a General Plan Amendment (GP 98-01) and Ordinance 1980 Approving Planned Development Permit (I'D 98-03) to allow the construction of a 43-1ot single family subdivision and 116 room hotel - 550 W. Hamilton Avenue -Application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company (Second Reading/Roll Call Vote) Minutes of 12/7/98 City Council Meeting 2 CITY oF CAMPBELL City Clerk's Office Novern~ber~19, 1998 Rodger Miller, Senior Project Manager Pulte Home Corporation 5976 W. Las Positas Blvd., Ste. 100 Pleasanton, CA 94588 RECEIVED NOV 2 1 95 CITY OF CAMPBELL PLANNING DEPL Dear Mr. Miller: At the regular meeting of November 17, 1998, the City Cohncil held a public hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for approval of a General Plan Amendment (GP 98-01); Planned Development Permit (PD 98-03) to allow the construction of a 43-1ot single family subdivision and a 116 room hotel; and Tentative Subdivision Map (TS 98-01) for property located at 550 W. Hamilton Avenue. After due discussion and consideration, the City Council took the following action: 1. Granted a Mitigated Negative Declaration for the proposed project; Gave first reading to Ordinance No. 1979 approving the General Plan Amendment (GP 98- 01) amending the General Plan Land Use Map from Commercial to a mixed use of Commercial/Low-Medium Density Residential (6-13 units per gross acre). This Ordinance will receive second reading at the regular City Council meeting of December 7, 1998 and will become effective 30 days after that date. Gave first reading to Ordinance No. 1980 approving a Planned Development Permit (PD 98-03) to allow the construction of a 43-unit small lot single family residential subdivision and a 116-rrom hotel on property located at 550 W. Hamilton Avenue in a PD (Planned Development) Zoning District, subject to the conditions of approval. This Ordinance will receive second reading at the regular City Council meeting of December 7, 1998 and will become effective 30 days after that date. Continued ' 70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2117 · Fax 408.374.6889 - TOD 408.866.2790 Adopted Resolution NO. 9467, incorporating the attached findings, approving a Tentative Subdivision Map (TS 98-01) to allow the creation of 46 lots on property located at 550 W. Hamilton Avenue. Please find a certified copy of this Resolution attached for your records. Please do not hesitate to contact this office (408) 866-2117 or Tim Haley, Associate Planner, should you._have any questions in regard to the City Council's action. Sincerely, Anne Bybee C~/~lerk .~. Tim Haley, Associate Planner RESOLUTION NO. 9467 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP (TS 98-01) TO ALLOW THE CREATION OF 46 LOTS ON PROPERTY LOCATED AT 550 W. HAMILTON AVENUE. APPLICATION OF PULTE HOME CORPORATION & LARKSPUR HOSPITALITY DEVELOPMENT AND MANAGEMENT COMPANY FILE NO. TS 98-01. After notification and public hearing, 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 City Council did find as follows with respect to application TS 98-01: The proposed subdivision density of 8.5 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Medium Density Residential land use proposed on the Land Use Element of the General Plan. 2. An initial study was prepared for this project and no significant environmental impacts were found. The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. Based upon the foregoing findings of fact, the City Council 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 resotlrcgs. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions, will have a significant adverse impact on the environment. 4. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. City Council Resolution TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 2 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. COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Pr0iect: Approval is granted for a Tentative Subdivision Map allowing the creation of 43 residential lots, two common lots, and one commercial lot for the development of a project on property located at 550 West Hamilton Ave. The map shall substantially conform to the map prepared by Charles Davidson Co, Civil Engineer, dated as revised on October 21, 1998, except as may be modified by thc Conditions of Approval herein. 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 on the property shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. o Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. o Park Impact Fee: Applicant shall be advised that a park impact fee is required in addition to the Park In-Lieu Fee prior to occupancy of any of the residential units. Credit shall be given for the existing single-family residence on the property and fees paid at the time of map recordation. Tree Protection/Replacement Plan: Applicant to submit a tree protection plan for approval by the Community Development Director addressing retention of existing trees and replacement of removed trees consistent with the Water Efficient Landscaping Standards (WELS) prior to issuance of building permits. City Council Resolution TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 3 o Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director prior to recordation of the final parcel map a copy of the CC&Rs ~hi,ch includes the following: A. Formation of a home owner's association to ensure the long term maintenance properties. B. Continued architect-aral controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. C. Description and map illustrating "common" areas to be maintained. D. Provision of maintenance for "common" landscaping within the project site by the homeowner's association. E. Provision for the long term property maintenance of sound walls, common driveways and streets, and common open space areas. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. G. Provision to ensure availability of two garage parking spaces. H. Provision to ensure screening and location of trash containers. I. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. PUBLIC WORKS DEPARTMENT: 7. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in- lieu of fees of .75 of $7035.00 for each residential lot. The current fee is $5,276.25 X 43 lots = $226.878.75 Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 10. Preliminary Title Report: Prior to recordation of the Final Map, the applicant shall provide a current Preliminary Title Report. 11. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of. public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to ~eco'rd dedication and submit to the City for review. City Council Resolution TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 4 12. 13. 13. 14. Easements: Prior to recordation of the Final Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service l~asements. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: · Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County fight-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. · Construction of storm drain inlets at intersection of private drives (no valley gutters). , ~2onstruction of new accessibility ramps at private drives. BOTH FRONTAGES: · Provide pavement conforms to existing improvements. · Signing/striping as determined necessary by the City Engineer. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public fight-of-way line. County Right-of-Way: Applicant shall obtain permit from Santa Clara County for any work within the County right-of-way. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shal.1 provide a soils report prepared by a registered geotechnical or civil engineer. City Council Resolution TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 5 15. 16. 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 .~erv, j_ng utility companies. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. 17. 18. 19. 20. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one- year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. The applicant to investigate reduction in fill at northwest comer of the residential project. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. City Council Resolution TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 6 The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution llre~ention. 21. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. 22. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. 23. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attorney, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. 24. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. 25. Tentative Subdivision Map Approval: Tentative Subdivision Map approval is not valid until the effective date of the Ordinance approving the General Plan Amendment (GP 98- 01) and the Planned Development Permit (PD 98-03). PASSED AND ADOPTED this 17th day of November ., 1998, by the following roll call vote: AYES: NOES: ABSENT:" ABSTAIN: ATTEST' me/By'bee, City Clerk COUNCILMEMBERS: Conant, Furtado, Dougherty, Watson COUNCILMEMBERS: None COUNCILMEMBERS: Dean COUNCILMEMBERS: None /eanetie Watson, Mayor AND CORRECT CO;¥ OF THE ORIGIHA~- OR FILE IN TH!S OFFICE. The City Clerk read the title of Ordinance No. 1978. M/S: Conant/Dougherty - that further reading of Ordinance No. 1978 be waived. Motion adopted by a 4-0-1 vote, Councilmember Dean absent. 17. Application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for Approval of a General Plan Amendment (GP 98- 01); Planned Development Permit. (PD 98-03) to allow the construction of a 43-1ot single family subdivision and 116 room hotel; and Tentative Subdivision Map (TS 98-01) - 550 W. Hamilton Avenue (Introduction of Ordinances (2)/Resolution/Roll Call Vote) This is the time and place for a public hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for Approval of a General Plan Amendment (GP 98-01); Planned Development Permit (PD 98-03) to allow the construction of a 43-1ot single family subdivision and 116 room hotel; and Tentative Subdivision Map (TS 98-01) - 550 W. Hamilton Avenue. Associate Planner Haley - Staff Report dated November 17, 1998. Mayor Watson declared the public hearing open and asked if anyone in the audience wished to be heard. John Johnson, Vice President of Pulte Homes, Applicant, appeared before the City Council and spoke in support of the project. There being no one else wishing to speak, Mayor Watson closed the public hearing. M/S: Conant/Dougherty - that the City Council grant a Mitigated Negative Declaration for the project; introduce Ordinance 1979 approving a General Plan Amendment (GP 98-01) amending the General Plan Land Use Map from Commercial to a mixed use of Commercial/Low-Medimn Density Residential (6-13 units per gross acre) for first reading; introduce Ordinance 1980 approving a Planned Development Permit (PD 98-03) allowing the development of 43 single family homes and a 116 room hotel, subject to conditions of approval, for f'n'st reading; and adopt Resolution 9467 approving a Tentative Subdivision Map (TS 98-01) incorporating findings and subject to conditions of approval. Motion adopted by the following roll call vote: AYES : Councilmembers: Conant, Furtado, Dougherty, Watson NOES : Councilmembers: None ABSENT: Councilmembers: Dean Minutes of 11/17/98 City Council Meeting 6 Oty . Counczl Report ITEM NO: 17. CATEGORY: Public Hearing MEETING DATE: November 17,1998 ,,TITLE Application of Puke Home Corporation and Larkspur Hospitality Development and Management Company for Approval of a General Plan Amendment (GP 98-01); Planned Development Permit (PD 98-03) to allow the construction of a 43-Iot single family subdivision and a 116 room hotel; and Tentative Subdivision Map (TS 98-01) - 550 W. Hamilton Avenue (Introduction of Ordinance/Resolution/Roll Call) RECOMMENDATION The Planffing Commission recommends that the City Council take the'following actions: 1. Grant a Mitigated Negative Declaration for the proposed project; and 2. Introduce an Ordinance approving the General Plan Amendment (GP 98-01) amending the General Plan Land Use Map from Commercial to a mixed use of Commercial/Low-Medium Density Residential (6-13 units per gross acre) as illustrated on Exhibit A; and 3. Introduce an Ordinance approving a Planned Development Permit (PD 98'-03) allowing the development of 43 single family homes and a 116 room hotel; subject to the conditions of approval; and 4. Adopt a Resolution, incorporating the attached findings, approving a Tentative Subdivision Map(TS 98-01), subject to 'the attached conditions of approval. This approval is not valid until the effective date of the General Plan Amendment and the "Planned Development Permit approvals. BACKGROUND: The 7 acre project site is located at the southeast comer Of Hamilton Avenue and San Tomas Expressway. The site was originally developed in the early _ 1970's with a "Best Products" discount retail building equaling 65,400 square feet, a "Denny's" restaurant building of 6,460 square feet, and a single family residence (which existed prior to development of commemial uses on the site). All of the existing buildings will be removed to allow construction of the applicant's proposal. On June 16, 1998, the City Council authorized the applicant to proceed With-an amendment to the Land Use Element of the General Plan from "Commemial" to a mixed use category of "Commercial and/or Low-Medium Density Residential." The Council stressed that they would consider the amendment only if the project reflected the high quality architectural detailing illustrated in the rendered elevations. They also stressed the importance of landscaping and street trees2 The applicant has combined the General Plan Amendment request with the Planned Development Permit and Subdivision Map Application to allow the redevelopment of the site.. City Council Report- November 17, 1998 GP 98-01/PD 98o03/TS 98-01 - 550 W. Hamilton Avenue Page 2 ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, an expanded initial study was prepared for this project under the City's direction by the consulting firm of David Powers and Associates. The study determined that no significant environmental impacts would be created by the proposed project, subject to the implementation of mitigation measures to attenuate noise. These noise attenuation measures have been incorporated into the _proposed project. The initial study also includes an analysis of potential traffic impacts which concluded that the proposed uses would generate less overall traffic than a commercial use of the project site. Based upon the information provided in the environmental assessment, the Planning Commission recommends a Mitigated Negative Declaration for this project. GENERAL PLAN AMENDMENT The applicant is requesting approval of a change in the Land Use Element of the General Plan from Commercial to a mixed land use of Commercial md/or Low-Medium Density 'Residential (6-13 units per gross acre). The requested land use allows the retention of a commercial land use along the Hamilton Avenue frontage and a residential use on the southerly portion of the site. The current property owner reviewed a variety of land uses options for the redevelopment of the site including offices, a church, single family residential, apartments and retail uses. The applicant felt the proposed mixed use would be economically viable and meets coihrnunity fiscal and design objectives. Consistency with other General Plan Elements: Land Use: The Land Use Element encourages the provision of a variety of housing types and densities. The project site represents an opportunity for an infill site to provide a housing product that allows individual home ownership and a building form that is compatible in scale with the adjacent Eastfield Ming Quong facility. At the same time, the format of detached single family homes helps to integrate the project into the established single family neighborhood to the southeast of the project site. The homes 'on Llewellyn are oriented out toward the street to better integrate with the existing neighborhood. The depth of the hotel component is compatible with other nearby commercial and public uses along Hamilton Avenue. ' ' Circulation: The project site is adjacent to Hamilton Avenue, an arterial street, on the north, San Tomas Expressway on the west, and Llewellyn Avenue, a local access street on the east. The intersection of Llewellyn and Hamilton Avenue is signalized.. The site is City Council Report - November 17, 1998 GP 98-01/PD 98-03/TS 98-01 - 550 W. Hamilton Avenue Page 3 easily accessed by the surrounding circulation system which can accommodate the requested land uses and the proposal will generate less traffic than the previous commercial uses. Open Space: The project site is reasonably situated to provide access to open spaces and community facilities such as the Campbell Community Center, Rosemary School and John D. Morgan Park. Additionally, the applicant proposes a .4 acre park on the residential site that will be accessible to the public, thereby adding to open space resources:in the community. The home orientation facing the park is consistent with policies of the open space element. DISCUSSION OF THE PLANNED DEVELOPMENT PERMIT RESIDENTIAL PROJECT Applicants' Proposal: Pulte Home Corporation, is requesting approval of a residential subdivision to allow 43 small lot single family homes. The proposed layOut creates two private streets taking access from the Llewellyn Avenue and an "L" shaped parcel adjacent to San Tomas Expressway. A .4 acre open space with a children's play area has been provided in the center of the residential project. Residential Desiens: Three homes plans, ranging in size from 2,200 square feet to 2,632 square feet including garages are proposed. The two story detached home designs accommodate a 4 or 5 bedroom format and a two car garage. Nin~ different elevations have been presented. The architectural detailing implies traditional "crafted" design elements that are similar to some of Campbell's older neighborhoods. The building elevations provide varied roof slopes and shapes, varying window shapes and styles, balconies and pomhes, and window box and railing details." Typically, these details are not provided on conventional tract housing. HOTEL PROJECT Applicants' proposal: Larkspur Hospitality, is proposing the construction of an extended stay business hotel. The proposed hotel would accommodate 116 rooms and would be constructed in a three and four story structure. The hotel reasonably approximates the height of the office buildings located on the north side of Hamilton Avenue and west of the San Tomas Expressway and will help to provide a balanced building height around this important intersection. Design: The hotel building design is proposed as a craftsman style with decorative trusses, rafters, stepped and staggered roof elements, and a decorative stone veneer base. Window treatments have been shown as a grid window system with a horizontal grill City Council Report- November 17, 1998 GP 98-01/PD 98-03/TS 98-01 - 550 W. Hamilton Avenue Page 4 treatment shown below the sill for room ventilation. Roofing is shown as shake style roofing material. The building elevations have been enhanced with a heavy timbered lobby entrance, the provision of decks on the upper story with decorative iron work and an architectural band at the third story level. The design is compatible with the predominately suburban surroundings of the site. Site Plan?The site plan illustrates the placement of an "L" shaped building on the 2 acre site. Two of the driveways take access from the Hamilton Avenue and a third access is provided from Llewellyn Avenue. DISCUSSION OF TENTATIVE SUBDIVISION MAP The applicant has submitted a tentative subdivision map that proposes the creation of 43 lots and two common lots for the residential project and a lot for the hotel. The hotel lot is approximately 2 acres and the 43 single family lots have a square footage range from 3,010 to 4822 square feet or an average lot size of 3,384 square feet. Lot A accommodates the private streets for access to the residential lots and Lot B is the proposed .4 acre open space area. The proposed map is consistent with the plans submitted for the Planned Development Permit and the requested General Plan Amendment. PLANNING COMMISSION ACTIONS The Planning Commission originally considered the applicant's proposal for 46 single. fan:fily homes and a 116 room hotel on September 22, 1998. This application was col~tinued so that the applicant could address the Commission's comments regarding; project density, building sizes and setbacks, and circulation. In response to the concerns, the applicant modified the plans as follows: reduction in the number of residential lots from 46 to 43; - Provided unit layouts that faced Llewellyn Avenue and the interior park; The provision of a through circulation for the private streets in"the residential development and the separation of the hotel project from the residential project through elimination of the connection to the hotel development; An increase in the number of plan 2 mid-size unit types and a reduction in average floor area ratio from .78 to .61; City Council Report - November 17, 1998 GP 98-01/PD 98-03/TS 98-01 - 550 W. Hamilton Avenue Page 5 · An increase in side yards from 4 to 5 feet for approximately half of the proposed units and an increase in the rear yards depths of units adjacent to the San Tomas Expressway; and · The provision of additional parking spaces for the hotel use and a greater landscaping buffer through elimination of the service/emergency vehicle access drives'. On October 27, 1998, the Planning Commission reviewed the revised proposal and has recommended_ approval of the project with a (4-2-1-0) vote with the following actions: l) Recommending that the City Council grant a Mitigated Negative Declaration for this project. 2) Adopted Resolution No. 3194 recommending approval of the requested General Plan Amendment. 3) Adopted Resolution No. 3195 recommending approval of the Planned Development Permit allowing the construction of 43 homes and a 116 room hotel. 4) Adopted Resolution No. 3196 recommending approval of the Tentative Subdivision Map. ~ ALTERNATIVES 1. Deny the amendment and development applications. 2. Continue for further revieTM and direct the applicant to prepare a revised proposal and return to the Planning Commission. FISCAL IMPACTS The" existing commercial site comprises approximately 7 acres and is developed with approximately 72,000 square feet of commercial space. The Best Products store in 1994 generated approximately $1.70 per square foot in sales tax revenues. If this rate is applied to both commercial buildings on the site approximately $122,000 was generated in sales ' tax revenues annually. The proposed hotel should generate approximately $380,000 annually at a 75 pement occupancy and an average room rate of $120.00 and a transient occupancy tax rate, of 10 percent. Currently, Santa Clara County maintains the landscaping of the shoulder along San Tomas Expressway and there is no landscaping inside the medians. The conditions of approval require the developer to install landscaping (primarily trees) in the expressway median adjacent to the project site and to supplement existing landscaping along the shoulder of the expressway with trees and vines to cover the sound wall and screen the homes. City Council Report- November 17, 1998 GP 98-01/PD 98-03/TS 98-01 - 550 W. Hamilton Avenue Page 6 The conditions of approval require the applicant to maintain the median landscaping for a period of five years. This development will provide an opportunity for the City to discuss a comprehensive plan for installation and maintenance of new landscape improvements along the San Tomas Expressway with representatives of Santa Clara County. This analysis does not represent a review of increased property values and improvements associated with the project nor the service cost associated with the proposed land uses. However, it is important to note that the project should result in a positive net fiscal benefit trY-the City. Attachments: 1. Draft Ordinance amending the General Plan per attached Exhibit "A" 2. Draft Ordinance approving a Planned Development Permit 3. Draft Resolution approving the Tentative Subdivision Map 4. Initial Study and Draft Mitigated Negative Declaration 5. Project Data Sheet 6. Planning Commission Resolutions and Minutes 7. Planning Commission Staff Reports September 22, 1998 & October 27, 1998 8. Reduced Exhibits 9. Location Map Prepared by:f [ ,~---. ~'~ " T~, A/,, c--'~Ste~a~ck/, Approved by: ner 2ommunity Development Director CITY OF CAMPBELL Community Development Department · Current Planning October 30, 1998 Mr. Rodger Miller Pulte Home Corporation 5976 West Las Positas Blvd., #100 Pleasanton, CA 94588 Mr. Greg Martin Larkspur Hospitality 4401 Hazel Avenue, #225 Fair Oaks, CA 95628 Re: GP 98-01/PD 98-03/TS 98-01 - 550 W. Hamilton Avenue Dear Mr. Miller and Mr. Martin: Please be advised that the Planning Commission, at its meeting of October 27, 1998, adopted the following Resolutions: 1. Took minute action recommending the granting of a Negative Declaration; 2. Resolution No. 3194 recommending approval of a General Plan Amendment (GP 98-01) for the above-referenced site. Resolution No. 3195 recommending approval of a Planned Development Permit (PD 98-03 to allow the construction of a 43-unit small lot single family residential subdivision and a 116-room hotel on the above-referenced site; and 4. Resolution No. 3196 recommending approval of a Tentative Subdivision Map (TS 98-01) to allow the creation of 46 lots on the above referenced site. This project will be considered by the City Council at its meeting of November 17, 1998, for approval. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Associate Planner ¢c.' Ivan & Patricia Lobrovich (Prop Owners) 14140 N. Dawn Ridge Way Tucson, AZ 85737 American National Insurance Company Attn: W. Scott Webb One Moody Plaza Galveston, TX 77550 70 North First Street · Campbell, California 95008.1423 · 'mt. 408.866.2140 · FaX 408.866.8381 · 'rod 408.866.2790 RESOLUTION NO 3194 BEING A RESOLUTION OF THE CITY OF CAMPBELL PLANNING COMMISSION RECOMMENDING AN AMENDMENT OF THE LAND USE ELEMENT OF THE GENERAL PLAN CHANGING THE LAND USE DESIGNATION OF PROPERTY LOCATED AT 550 W. HAMILTON AVENUE FROM COMMERCIAL TO A MIXED-USE COMMERCIAL/LOW TO MEDIUM DENSITY RESIDENTIAL. APPLICATION OF PULTE HOME CORPORATION AND LARKSPUR HOSPITALITY. FILE NO. GP 98-01. 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 Planning Commission finds as follows with respect to application No. GP 98-01: 1. The proposed mixed land use of Low-Medium Density Residential and Commercial establishes a desirable land use pattern in this neighborhood. The proposed land use amendment is consistent with other General Plan Elements as follows: A. The residential designation allows the creation of additional housing stock and furthers the objectives of the Housing Element by diversifying available housing stock. B. The intensity of development is supported by the existing traffic circulation system and is consistent with the Circulation Element. C. The Project site is so situated that it is located within reasonable proximity to open space and public facilities furthering the Open Space goals of the community. 3. The mixed use land use retains and provides for the establishment of a commercial land use along the Hamilton Avenue frontage. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed land use amendment establishes a desirable land use pattern. 2. The development and uses will be compatible with the other General Plan Elements and will aid in the harmonious development of the immediate area. Planning Commission Resolution No. 3194 GP 98-01- 550 W. Hamilton Avenue 3. An initial study has been prepared concluding that no unmitigated impacts have been found for the project. 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. Passed and adopted this 27~h day of October, 1998 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: ~~ Steven Piasecki, Secretary Francois, Gibbons, Lindstrom, Meyer-Kennedy Jones, Lowe Keams None APPROVED Dennis Lowe, Chair RESOLUTION NO. 3195 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PD 98-03) TO ALLOW THE CONSTRUCTION OF A 43-UNIT SMALL LOT SINGLE FAMILY RESIDENTIAL SUBDIVSION AND A ll6-ROOM HOTEL ON PROPERTY LOCATED AT 550 W. HAMILTON AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF PULTE HOME CORPORATION AND LARKSPUR HOSPITALITY. FILE NO. PD 98-03. After notification and public heating, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the heating was closed. After due consideration of all evidence presented, the Planning Commission finds as follows with respect to application PD 98-03: The proposed Planned Development Permit is consistent with the recommended mixed Land Use for the project site. The proposed residential density of 8.6 units per gross acre is consistent with the density allowance of 6-13 units per gross acre as permitted under the General Plan land use designation of Low-Medium Density Residential for the project site and the Commercial intensity is similar to other commercial developments in the community. The individual character of the home designs and the residential style of the hotel are consistent with other developments in the surrounding area and is consistent with the development standards for residential uses and commercial uses in the neighborhood. The massing of the project and the building setbacks and layouts integrate the proposed uses into the neighborhood of the project site. o The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association are necessary to ensure the long term property maintenance and continued architectural integrity of the residential project. The proposed residential project provides a common open space area of .4 acres for the use and enjoyment of the residential uses and provides a high quality residential design. The proposed hotel project provides a viable commercial use along Hamilton Avenue which is compatible and complements the proposed residential use as well as the surrounding commercial uses. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 2 o The proposed project provides an attractive street fi-ontage through the installation of landscaping along San Tomas Expressway, the installation of a boulevard treatment along West Hamilton Avenue and enhanced landscaping and building setbacks along the Llewellyn Avenue frontage. An initial study was prepared for this project and concludes that there are no unmitigated significant environmental impacts and that the project approval includes mitigation measures to reduce the noise impacts to less than significant. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. ° The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. o The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the recommended general plan designation of the property. ° The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. o A initial study has been prepared which concludes that a Mitigated Negative Declaration should be prepared. ° 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. o No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. 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. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 3 COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted to construct a 43-1ot detached single family development on the southerly portion of the project site and a 4 story 116 room hotel on the northerly portion of the property located at 550 West Hamilton Avenue. The building designs shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan prepared by Charles Davidson Company, dated on October 6, 1998. B. Building elevations and floor plans prepared by, Hove Design Alliance, Architects, received August 1998. C. Tentative Subdivision Map prepared by Charles Davidson Company, Civil Engineer, dated and received on October 21, 1998. D. Site plan, building plans and elevations prepared by MGA Architecture dated June 12, 1998. Building Elevations, Details and Colors: The applicant shall submit more detailed building elevations and exhibits depicting architectural detailing as rendered on the street elevations and building elevations. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director upon recommendation of the Architectural Advisor prior to the issuance of building permits. o Residential Proiect: Building elevations and exhibits to include the following A) Provision of a color/material sample board specifying color palette, textures and materials. B) Provision of building elevations and details illustrating architectural features such as decks and railings, window boxes, decorative gates, cornice treatments, veneers, tile, or brick details. C) Submit brochures or roof samples of the color and material of the proposed roofing. The intent of this condition is to provide variation in roof materials throughout the project and to provide high quality concrete tiles consisting of slate, wood shake or mission tile styles. D) Provision of window schedules depicting the high quality of window treatment and styles depicted on the elevations. Windows shall have significant insets to create shadow lines and shall be detailed with trim and sill details, grid patterns and dimensional grids along street elevations. E) Garage doors shall have automatic opening devices and shall have decorative features such as windows and panels. F) Front doors shall be enhanced with inset panels or windows. G) Front yards are to be landscaped and driveway, walkway and porches shall use decorative pavement treatments such as banding, colored concrete, brick courses or other alternative pavement enhancements. H) Architectural details to be carried throughout all four elevations of the residences. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 4 o Hotel Project: Building elevations and exhibits to include the following: A) Air conditioning units shall be screened with decorative grills that are architecturally compatible with the building design. Grill design and colors shall complement the building and wall materials and shall be maintained at all times. B) Unarticulated wall surfaces shall be broken up through the introduction of landscaping or the introduction of alternative wall materials such as heavy timbers, moldings or texture changes. C) Provision of a material samples board illustrating specific colors, textures and building materials. D) Submittal of a lighting plan providing details of architectural lighting as well as parking lot and landscape lighting. Building Division Submittals: The applicant shall provide a copy of the conditions of approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. Landscaping: The applicants shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. A. All street trees shall be a minimum 24" box size. Larger 36" box trees shall be required in the open space area and along the perimeter of the hotel site. All other trees shall be a minimum 15 gallon size and shrub a minimum of 5 gallon size. B. Removal of any trees shall require replacement of trees on site in accordance with replacement standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection Ordinance. C. All landscaping installed as required per the approved landscape plan shall be maintained in good health and graffiti shall be removed from walls and fences within a reasonable period of time. D. Landscape Plan shall include the upgrading of landscaping along the Expressway frontage and the landscaping of the median consistent with the conceptual landscape plan. Applicant shall obtain encroachment permits from Santa Clara County for all work performed within their right-of way and to make provisions for the establishment and maintenance of median landscaping for a period of (5) five years from installation. E. Landscape Plan shall include improvements of the open space area, front yards of the residential units, and the hotel project. F. All landscaping shall be installed prior to building occupancy. If landscaping is not completed at the time of building occupancy landscaping bonds shall be required to ensure completion within on month of occupancy. Landscaping of front yard areas of residences shall be completed at the time of building occupancy for each residential unit. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 5 o o Parking and Driveway: All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. A. Each garage shall have an automatic garage door. B. Traffic markings and signing shall be reviewed and approved by the Development Director prior to the issuance of building permits. Community Covenants, Codes and Restrictions (CC&Rs): The residential applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director a copy of the maintenance agreement and CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of properties. B. Continued architectural controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. C. Description and map illustrating "common" areas to be maintained and ensure that the open space area and streets are available to the public. D. Provision of maintenance for "common" landscaping within the project site including street yards of the residences by the homeowner's association. E. Provision for the long term property maintenance for the private streets, landscaping and sound walls as necessary. Graffiti removal from sound walls within a reasonable period of time. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. C, C & R's shall provide for maintenance and use of the access drives, common fencing, and open space areas. G. Provision for public use of open space area to be available to the general public and the residents of the subdivision. H. Provisions to ensure the availability of two garage parking spaces for each unit I. Provisions for appropriate screening and location of trash containers. J. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. Park Impact Fee: A park impact fee of $7,035 per unit for a total of $302,505.00 is due upon development of the residential project. Credit in the amount of $10,990 will be given for the existing single-family residence. Full payment of this fee is due prior to issuance of a certificate of building occupancy. Credit shall be given for any fees paid as in lieu of park fee paid at the time a map recordation. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 6 o Fences and Wall Plan and Noise Attenuation: The applicants shall install fencing and sound walls consistent with the recommendations of the noise assessment and the conceptual landscaping plan. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department prior to the issuance of building permits. The wall plan shall include a 9 foot wall along San Tomas Expressway, stepping down to a 6 foot wall along the other perimeters of the project. The wall plan shall include a stepped wall design between the hotel and the Expressway including a open metal fence at the comer and shall be reviewed in conjunction with the Noise Assessment Report prepared by Edward Pack and Associates. Higher wall heights shall be provided where appropriate along the expressway'. Residential units adjacent to the San Tomas Expressway shall be provided with upgraded window systems for sound attenuation. Windows on upper floors adjacent to the expressway shall meet a 36 Sound Transmission Class (STC) rating and or mechanical ventilation systems (heating ventilation and air conditioning) shall be provided for all residential units adjacent to the expressway. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 10. Location of Mechanical Equipment: No mechanical equipment, i.e. air conditioning units, shall be located within the common lot or within commonly maintained areas of the residential project site. Mechanical equipment visible to street frontages shall be screened by landscaping or trellis structures. 11. 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 Division. 12. Trash Disposal/Recycling: The applicant for the hotel 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. 13. On-site lighting: On-site lighting for the hotel shall not create glare on adjacent properties. Lighting shall be shielded away from adjacent residential properties and directed on site. Lighting plan to be reviewed and approved by the Community Development Director prior to the issuance of building permits Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 7 SANTA CLARA COUNTY FIRE DEPARTMENT: 14. Development review: Review of this development proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall apply to the Building Department for applicable construction permits. 15. Hotel: Set up Pads: Provide four (30 foot x 60 foot) aerial ladder truck set up pads as required by the Fire Marshall for the hotel site. 16. Residential Required fire flow: Required fire flow for this project (residential portion) is 1000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 17. Public Fire Hydrants(s) Required: Provide 5 public fire hydrants(s) at locations(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on civil drawings included with building permit submittal. Required fees to be paid ASAP to prevent engineering delays. 18. Fire Apparatus (Engine) Access Roads Required: Provide access roadways throughout the residential development with paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standards details and Specifications A-1. 19. 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 the 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet parking will be allowed on both sides of the roadway. Roadway widths shall be measured from concrete edge to concrete edge for rounded curbs. Parking spaces are based on an 8 ft. wide space. 20. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Governmental standards and the Fire Department Standard details and specifications Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 8 BUILDING DIVISION: Residential: 21. Provide grading and drainage plan prepared by a licensed Engineer prior to issuance of building permits; provide an as built report by the same engineer at the time of final inspection. 22. Provide a compaction report on the footings and slabs prepared by a licensed Engineer, prior to pouring the foundations. 23. Provide a setback and elevation report prepared by a licensed Engineer or Surveyor to pouting the foundation. 24. Hotel: Provide two (2) hour Area Separation Walls(ASW) as required; independent stairways required for each separate area. One and one-half(1.5) hour fire resistive rating required in all openings in area separation walls per Uniform Building Code (UBC) 504.6. 25. Walls and floors separating guest rooms are one(l) hour fire resistive construction per UBC 310.2.2. PUBLIC WORKS DEPARTMENT: 26. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete the processing of the Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. 27. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of fees of .75 of the $7035.00 for each residential lot. The current fee is $5,276.25 X 43' lots = $226,878.75. 28. Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 29. Preliminary Title Report: Prior to recordation of the Final Tract Map, the applicant shall provide a current Preliminary Title Report. 30. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 9 31. 32. 33. 34. Easements: Prior to recordation of the Final Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: · Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. * Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard drivexvay approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. · Construction of storm drain inlets at intersection of private drives (no valley gutters). · Construction of new accessibility ramps at private drives. BOTH FRONTAGES: · Provide pavement conforms to existing improvements. · Signing/striping as determined necessary by the City Engineer. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. County Right-of-Way: The Applicant shall obtain permits from Santa Clara County for any work within the County right-of-way. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 10 35. 36. 37. 38. 39. 40. 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. The applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment pernfit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and the Appendix of Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. The applicant shall reduce fill at the northwest comer of the residential project and provide a drainage concept across the hotel site. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 11 41. 42. 43. 44. 45. 46. 47. 48. 49. The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attorney, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. COMMUNITY DEVELOPMENT DEPARTMENT Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application shall be submitted to the Community Development Department in accordance with the provisions of the Sign Ordinance. No sign shall be permitted until an application is approved a permit issued. Hotel Occupancy: The hotel operation shall comply with Chapter 3.34, Transient Occupancy Tax, of the Campbell Municipal Code. Hotel Occupancy: Hotel occupancy shall not extend beyond thirty days and shall be subject to limitations as setforth in Chapter 3.34 of the Campbell Municipal Code. Project Phasing: Project approval is valid for 2 years from the date of City Council approval. Construction shall commence within 2 years of City Council approval and Hotel construction must coincide or precede the Residential portion of the project. Revised Site Plan: Applicant to submit a revised site plan relocating the unit types on lot 42 and 43 and increasing front yard setbacks of units proposed along the San Tomas Expressway where rear yards may accommodate an adjustment. Planning Commission Resolution No. 3195 PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 12 PASSED AND ADOPTED this 27~h day of October, 1998, by the following roll call vote: AYES: Commissioners: Francois, Gibbons, Lindstrom, Meyer-Kennedy NOES: Commissioners: Jones, Lowe ABSENT: Commissioners: Keams AB STAIN: Commissioners: None / .,f~~..~5., _ ~-. //? ~ APPROVEDi .,'7'~/ -/ } (/~.__<._~., , / ( J DennisLowe, Chair Steve l-qaseclc~, Secretary RESOLUTION NO. 3196 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP (TS 98-01) TO ALLOW THE CREATION OF 46 LOTS ON PROPERTY LOCATED AT 550 W. HAMILTON AVENUE. APPLICATION OF PULTE HOME CORPORATION & LARKSPUR HOSPITALITY DEVELOPMENT AND MANAGEMENT COMPANY FILE NO. TS 98-01. ARer 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 98-01: The proposed subdivision density of 8.5 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Medium Density Residential land use proposed on the Land Use Element of the General Plan. 2. An initial study was prepared for this project and no significant environmental impacts were found. o The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. 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. o No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions, will have a significant adverse impact on the environment. 4. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Planning Commission Resolution No. 3196 TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 2 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. COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted for a Tentative Subdivision Map allowing the creation of 43 residential lots, two common lots, and one commercial lot for the development of a project on property located at 550 West Hamilton Ave. The map shall substantially conform to the map prepared by Charles Davidson Co, Civil Engineer, dated as revised on October 21, 1998, except as may be modified by the Conditions of Approval herein. o o 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 on the property shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. Park Impact Fee: Applicant shall be advised that a park impact fee is required in addition to the Park In-Lieu Fee prior to occupancy of any of the residential units. Credit shall be given for the existing single-family residence on the property and fees paid at the time of map recordation. Tree Protection/Replacement Plan: Applicant to submit a tree protection plan for approval by the Community Development Director addressing retention of existing trees and replacement of removed trees consistent with the Water Efficient Landscaping Standards (WELS) prior to issuance of building permits. Planning Commission Resolution No. 3196 TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 3 o Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director prior to recordation of the final parcel map a copy of the CC&Rs which includes the following: A. Formation of a home owner's association to ensure the long term maintenance properties. B. Continued architectural controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. C. Description and map illustrating "common" areas to be maintained. D. Provision of maintenance for "common" landscaping within the project site by the homeowner's association. E. Provision for the long term property maintenance of sound walls, common driveways and streets, and common open space areas. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. G. Provision to ensure availability of two garage parking spaces. H. Provision to ensure screening and location of trash containers. I. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. PUBLIC WORKS DEPARTMENT: 7. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in- lieu of fees of .75 of $7035.00 for each residential lot. The current fee is $5,276.25 X 43 lots = $226.878.75 Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 10. Preliminary Title Report: Prior to recordation of the Final Map, the applicant shall provide a current Preliminary Title Report. 11. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. Planning Commission Resolution No. 3196 TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 4 12. 13. 13. 14. Easements: Prior to recordation of the Final Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: · Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb anclYor gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. Construction of storm drain inlets at intersection of private drives (no valley gutters). Construction of new accessibility ramps at private drives. BOTH FRONTAGES: · Provide pavement conforms to existing improvements. · Signing/striping as determined necessary by the City Engineer. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. County Right-of-Way: Applicant shall obtain permit from Santa Clara County for any work within the County fight-of-way. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. Planning Commission Resolution No. 3196 TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 5 15. 16. 17. 18. 19. 20. 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 companies. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one- year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer.' The applicant to investigate reduction in fill at northwest coruer of the residential project. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. Planning Commission Resolution No. 3196 TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur Page 6 The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. 21. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. 22. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. 23. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attomey, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. 24. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. PASSED AND ADOPTED this 27th day of October, 1998, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Lindstrom, Meyer-Kennedy Jones, Lowe Keams None APPRovED;~~_~ Dennis Lowe, Chair ATTES Steve Piasecki, ~'ecretary Planning Commission Minutes of October 27, 1998 Page 3 E. Latimer Avenue in a PF (Public Facilities) Zoning District. This project is Categorically Exempt. Chairman Lowe opened the Public Heating for Agenda Item No. 5. Chairman Lowe closed the Public Hearing for Agenda Item No. 5. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Francois, the Planning Commission unanimously moved to table consideration of this application to a date uncertain at the request of the applicant, by the following roll call vote: AYES: Francois, Gibbons, Jones, Lindstrom, Lowe, Meyer-Kennedy NOES: None ABSENT: Kearns ABSTAIN: None Chairman Lowe read Agenda Item No. 1 into the record. GP 98-01/PD 98-03/ TS 98-01 Pulte Home Corp. & Larkspur Hospitality Development and Management Company Continued Public Hearing to consider the request of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for approval of the following applications for property located at 550 W. Hamilton Avenue (formerly the Best Products and Denny's site) in a PD (Planned Development) Zoning District. (Continued from the Planning Commission meeting of September 22, 1998.) A. A General Plan Amendment (GP 98-01) to consider, a change the Land Use Element of the General Plan from Commercial to a mixed use Commercial/Low-Medium Density Residential (6-13 units per gross acre) B. A Planned Development Permit (PD 98-03) to allow the construction of a 46-Iot small lot single family subdivision and a 116 room hotel. C. A Tentative Subdivision Map (TS 98-01) to allow the creation of 47 lots and an associated common lot(s) for access and open space for the residential component. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: November 17, 1998. Planning Commission Minutes of October 27, 1998 Page 4 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: This item was continued from the Planning Commission meeting of September 22, 1998. The project site is the former Best Products site, located at San Tomas Expressway and Hamilton Avenue. · The applicant has revised the residential part of this development, reducing the units from 46 to 43 which allows through circulation within the housing development and separates the hotel site from the residential units. · The applicant has increased the number of the mid-sized units and reduced the number of the larger model units. The average Floor Area Ratios have been reduced from .78 to .61. · The setbacks have improved with about 50% of the units have five foot side yard setbacks. Approximately 25% of the units have four foot side yard setbacks. · With the changes in circulation on the residential portion and with the elimination of the pass through streets from the two parts of this project, additional parking will be provided for the hotel with the addition of three to four additional parking spaces. · A General Plan Amendment is required, changing the use fi'om Commercial to a mixed Commercial/Low to Medium Density Residential. Staff recommends that the Commission recommend the issuance of a Mitigated Negative Declaration, adoption of a Resolution recommending approval of a General Plan Amendment, adoption of a Resolution recommending approval of a Planned Development Permit and adoption of a Resolution recommending approval of a Tentative Subdivision Map. Condition No. 6 will be revised to require maintenance of the landscaping but not the buildings under the CC&R's. Homeowners will be responsible for maintenance of their respective units. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on October 13, 1998. · SARC had a split vote on the proposed density and on support for this project. Chairman Lowe opened the Public Heating for Agenda Item No. 1. Mr. John Johnson, Pulte Homes: · Advised that they had listened closely to the Planning Commission's recommendations at the last PC meeting and has made changes to meet those concerns. · Stated that two of the three new houses on Llwellyn now face the street. · Stated that more of the Courtyard Plan models are proposed. · The back yards of those units along San Tomas Expressway have been increased in size. · Said that the hotel parking has been increased. · Advised that there will be 18 foot driveways for all but one of the total 43 units. · Asked the Commission for its approval. · Stated that they agree with all of the Conditions of Approval. Planning Commission Minutes of October 27, 1998 Page 5 Commissioner Francois commended Mr. Johnson for their project. He questioned the height of the sound wall at San Tomas Expressway and Hamilton Avenue. Mr. Steve Piasecki advised that the reduction in height was acceptable in that the higher height was not necessary as the wall approached that intersection. Commissioner Meyer-Kennedy asked how close to the street Unit #43 is situated. Mr. John Johnson advised that it has been brought to his attention by staff that this unit is too closed to the street. They will be working with staff to move some houses around to correct this matter. Mr. Jim Hanson, Vice President, Larkspur: · Stated that they are supportive of this project and the Conditions of Approval. · Said that they are prepared to work to make this happen. Commissioner Gibbons stated that she is pleased with the project. Encouraged the applicants to eliminate the 14 foot long parking spaces now that additional spaces are available. She questioned the wisdom of sharing a driveway with Jack-In-The-Box. Mr. Jim Hanson stated that they have no problem with the shared driveway. Mr. John Johnson advised that Jack-In-The-Box has rights for use of that driveway. Commissioner Lindstrom stated that the applicants have done a wonderful job and that he is in support of this project. Commissioner Francois agreed, commending the applicants and stated that he is in support of the project. Commissioner Jones stated that while the applicants have taken a good step in the right direction, he cannot support the density of this project. Commissioner Meyer-Kennedy stated that she agreed with Commissioners Lindstrom and Francois and will support this project. Commissioner Francois stated that these homes will be selling in the $400,000's and will require two incomes to support. These buyers do not want yards and the maintenance yards require. Advised that he has recently purchased such a property in Santa Rosa. The units with the smallest yards are selling the quickest in that development. Commissioner Gibbons stated that she is pleased with the project and will support it as proposed. Planning Commission Minutes of October 27, 1998 Page 6 Chairman Lowe questioned whether the property could be developed at a higher density if this project were to fail and townhomes be proposed. Mr. Steve Piasecki advised that with a General Plan Amendment, that scenario could be possible. Chairman Lowe stated that he shared Commissioner Jones' concern regarding the side yard setbacks. Said that he appreciates the quality of the proposed project but is rather undecided as to whether he can support it. Chairman Lowe closed the Public Hearing for Agenda Item No. 1. Commissioner Jones sought clarification that if the General Plan Amendment changes are implemented and this project does not obtain approval, is a higher density project possible. Mr. Steve Piasecki said that a higher density project could be a possibility. However, such a project would still require review and recommendation by the Planning Commission and ultimate approval by Council. Neither the Commission nor Council supports very high density projects. Advised that as proposed, this'project is not pushing the density range. Commissioner Gibbons advised that projects are usually developed at a lower range than the highest available in a range. Commissioner Lindstrom advised that staff helps ensure this. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commissioner recommended that Council adopt a Mitigated Negative Declaraion, adopted Resolution No. 3194 recommending approval of a General Plan Amendment (GP 98-01) changing the Land Use from Commercial to a mixed Commercial/Low to Medium Density Residential; adopted Resolution No. 3195 recommending approval of a Planned Development Permit (PD 98-03) to allow a 43-1ot single family residential development and a ll6-room hotel; and adopted Resolution No. 3196 recommending approval of a Tentative Subdivision Map (TS 98-01), by the following roll call vote: AYES: Francois, Gibbons, Lindstrom, Meyer-Kennedy NOES: Jones, Lowe ABSENT: Kearns ABSTAIN: None Chairman Lowe advised that this item will go before Council at its November 17, 1998, meeting. Commissioner Lindstrom stated that the applicants have done an excellent job for the City of Campbell. Planning Commission Minutes of October 27, 1998 Page 7 Chairman Lowe called for a break at 8:05 p.m. Chairman Lowe reconvened the meeting at 8:10 p.m. Chairman Lowe read Agenda Item No. 3 into the record. o V 98-04/M 98-14 Storage USA Public Heating to consider the application of Storage USA for approval of a Variance (V 98-04) and Modification (M 98-14) to a previously-approved Site and Architectural Permit (S 96- 16) to allow a wooden fence in lieu of a masonry wall at the property line from any adjacent residentially zoned properties as required by the M-1-S (Light Industrial) Zoning Ordinance on property located at 50-110 Curtner Avenue in an M-1-S (Light Industrial) Zoning District. A Negative Declaration was previously approved for this project. Planning Commission decision final unless appealed in writing to the City Clerk within 10 days. Ms. Aki Irani, Planner I, presented the staff report as follows: · Applicant is seeking a Modification and Variance to allow a wood fence in lieu of a masonry wall · In February, a Reinstatement of the original Site and Architectural Approval was granted by the Planning Commission. · The project site is located on the east side of Curmer Avenue, north of Camden Avenue and south of McGlincey Lane. · The zoning requires a masonry wall, not less than six feet in height, to separate an industrial use from residential uses. · Homes on Shamrock share a rear fence with the Storage USA site. · Construction was stalled as a result of an injunction by the Santa Clara Valley Water District. The District objects to the installation of a masonry wall as it would prevent maintenance of a water line by the SCVWD. · Wood fencing is proposed as an alternative with removable panels which would allow access to pipelines. SCVWD finds this alternative acceptable. · The proposal is consistent with the General Plan and Zoning designations for the site with the issuance of a Variance. · The City Attorney has advised staff that the Condition requiring written signatures of the five adjacent residential property owners is improper and must be removed from the Conditions of Approval. Commissioner Gibbons asked if the residents have been contacted. Item No. 1 STAFF REPORT - PLANNING COMMISSION MEETING October 27, 1998 GP 98-01/PD 98-03/ TS 98-01 Pulte Home Corp. & Larkspur Hospitality Continued public hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for approval of the following applications for property located at 550 West Hamilton Avenue (formerly the Best Products & Denny's site) in a PD (Planned Development) Zoning District: A. A General Plan Amendment (GP 98-01) to consider a change in the Land Use Element of the General Plan from Commercial to a mixed use Commercial/Low-Medium Density Residential (6-13 units per gross acre). B. A Planned Development Permit (PD 98-03) to allow the construction of 46 lot small lot single family homes and a 116 room hotel. C. A Tentative Subdivision Map (TS 98-01) to allow the creation of 47 lots and an associated common lot(s) for access and open space for the residential component. RECOMMENDATION That the Planning Commission take the following actions: Recommend that the City Council GRANT a Mitigated Negative Declaration for this project; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council APPROVE a General Plan Amendment (GP 98-01) for the project site from Commercial to a mixed land use of Commercial/Low-Medium Density Residential (6-13 units per gross acre); and Adopt a Resolution, incorporating the attached findings, recommending that the City Council APPROVE a Planned Development Permit (PD 98-03) allowing the development of a 43 lot single family subdivision and a 116 room hotel; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council APPROVE a Tentative Subdivision Map (TS 98-01), subject to the attached conditions of approval. Staff Report - Planning ,_.ommission Meeting of September 22, ~ :~98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 2 BACKGROUND This item was continued from the previous Planning Commission meeting of September 22, 1998, so that the applicant could submit revised plans addressing some of the concerns expressed by the Planning Commission. A copy of the previous Planning Commission minutes and staff report are attached. The applicant has submitted a revised proposal illustrating the following significant changes: · A reduction in the number of residential lots from 46 to 43; The provision of a through circulation for the private streets in the residential development and the separation of the hotel project from the residential project through elimination of the connection to the hotel development; · An increase in the number of plan 2 mid-size unit types and a reduction in average floor area ratio from .78 to .61; · An increase in side yards from 4 to 5 feet for approximately half of the proposed units; and · The provision of additional parking spaces for the hotel use and a greater landscaping buffer through elimination of the service/emergency vehicle access drives ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, an expanded initial study was prepared for this project under the City's direction by the consulting firm of David Powers and Associates. The results of the study determined that no significant environmental impacts would be created as a result of the proposed project, subject to the implementation of specific mitigation measures in regards to noise attenuation. These noise attenuation measures have been incorporated into the proposed project. The initial study also includes an analysis of potential traffic impacts which concluded that the proposed uses would generate less overall traffic than a commercial use of the project site. Based upon the information provided in the environmental assessment, staff has prepared a Mitigated Negative Declaration for this project. REVISED PROJECT DATA Lot Area: 7 acres Residential Project 5 acres Hotel Project 2 acres Staff Report - Planning vommission Meeting of September 22, l :,98 GP 98-01/PD 98-03f1'S 98-01 - 550 West Hamilton Avenue Page 3 Revised Project Data cont. Residential Project Site Utilization: Building Coverage Paving Coverage Landscaped Coverage Previous Square Feet Percent 82,866 sq. ft. 38% 52,103 sq. ft. 24% 84,615 sq. ft. 38% 219,584 sq. ft. 5.04 acres Revised Square Feet Percent 60,954 27.7% 56,141 25.6% 102,489 46.7 % Unit Type Living Area sq. fi Garage Area Total Area Number of Units Number of Units (Revised) Plan 1 1800 400 2200 Plan 2 2030 400 2430 Plan 3 2232 400 2632 11 14 21 9 17 17 total 46 detached residential units 43 detached residential units Floor Area Ratio (FAR) .51 (FAR) residential project with private streets and open space .48(FAR) Typical lot summary Average Lot Size Average Building Square Footage Average Floor Area Ratio(FAR)* previous revised 3168 sq. ft. 3384 sq. ft. 2467 sq. fi. 2062 sq. ft. .78 .61 *Calculation is the average FAR for each lot and does not include the private streets and .4 acre open space area Density 9.2 units per acre 8.6 units per acre(revised) Revised Parking Provided: 200 spaces (86 garage, 82 tandem and 32 on street) parking ratio 4.6 spaces per unit Required: 151 spaces (43 covered and 107 uncovered) parking ratio 3.5 spaces per unit Parking Surplus: 49 spaces Staff Report - Planning ,_.ommission Meeting of September 22, , v)8 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page zl Hotel Proiect Net lot area 87,517 sq. ft. 2 acres Site Utilization: Building Coverage Paving Coverage Landscaped Coverage Square Feet Percent 18,396 sq. fi. 21% 20,644 sq. fi. 24% 48,697 sq. ft. 55% Floor Area Ratio (FAR) 68,845 sq. ft..79(FAR) Parking Provided: 103 spaces (58 standard, 41 compact, and 4 disabled) parking ratio .88 parking spaces per room Revised 107 spaces (58 standard, 45 compact and 4 disabled) parking ratio .92 parking spaces per room Required: 121 spaces (68 standard, 48 compact, and 5 disabled) parking ratio 1 parking space per room plus one space per employee assuming a maximum of 5 employees Parking Deficit: 18 parking spaces (Revised)14 spaces** **The applicant is requesting approval of a parking adjustment due the nature of their hotel being a extended stay hotel verses a standard full service hotel. Actual usage of other locations equals .67 spaces per room and the lower employee numbers associated with an extended stay hotel supports an adjustment to the parking requirement. DISCUSSION OF THE PLANNED DEVELOPMENT PERMIT RESIDENTIAL PROJECT(REVISED) Applicants' Proposal: Pulte Home Corporation, is requesting approval of a residential subdivision to allow 43 small lot single family homes. The proposed layout creates two private streets taking access from the Llewellyn Avenue and an "L" shaped parcel adjacent to San Tomas Expressway. A .4 acre open space with a children's play area has been provided in the center of the residential project. Residential Designs: Three homes plans, ranging in size from 2,200 square feet to 2,632 square feet are proposed. The two story detached home designs accommodate a 4 or 5 bedroom format and a two car garage. The revised plan has proposed an increase in the number of mid size units which provide a courtyard concept from 14 to 17 and reduces the average floor area ratio from .78 to .61. Staff Report - Planning ~ommission Meeting of September 22, l ~98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 5 Nine different elevations have been presented. Staff is requesting the applicant provide a materials board and provide sufficient detail of the architectural components to determine if the project meets the objective of a high quality design, as requested by the City Council. Layouts and setbacks: The typical lot size measures 47 feet to 43 feet wide by 70 feet deep and the average lot size has been increased from 3168 square feet to 3384 square feet. The setbacks for typical lots are provided as follows: front yard side yards rear yard Plan 1 13 feet 4 -5 feet 13 - 18 feet Plan 2 8.5 feet 4 -5 feet 9 -15 feet Plan 3 10 feet 4 -5 feet 15 feet Greater rear yard setbacks have been provided along the expressway frontage and approximately 50 percent of residential units have 5 foot side yard setbacks. Staff is recommending the relocation of the planned units on lots 42 and 43 and an increase in the front yard setbacks of the units backing up to the expressway. This recommendation is incorporated into the conditions of approval and may be addressed at Building Division submittals. Parking: Each residence has been provided a two car garage and 42 of the residences have driveway apron parking spaces. Thirty-two on-street parking spaces are shown resulting in a parking ratio of 4.6 parking spaces per unit or a total of 200 spaces for this portion of the project. The parking provided exceeds the parking standard of 3.5 spaces per unit required by the parking ordinance. Circulation: A majority of the private streets have a nominal width of 28 feet with the inclusion of rolled curbs. This street profile accommodates two travel lanes and a parking lane on one side of the street. Some of the streets provide 20 foot widths with no on street parking. The revised plan has eliminated the roadways that intersected the parking area of the hotel and a through access has been provided. This improves on site circulation and provides a more substantial buffer to the hotel project. Noise: The noise assessment recommends a 9 ft. wall along the San Tomas Expressway frontage that steps down in height to 6 feet adjacent to the neighboring properties to the south and north of the residential project. The applicant is proposing a split face concrete block design for the sound wall. Staff Report - Planning ,-~ommission Meeting of September 22, ~ ~98 GP 98-01/PD 98-03/'rs 98-01 - 550 West Hamilton Avenue Page 6 The long term viability of this project relies heavily on the ability of the sound wall to screen out much of the expressway noise. The noise consultant advised staff that a wall will provide approximately 1 decibel of noise reduction for each foot of wall height. Staff would like to explore increasing the wall height along the expressway, extending the length to minimize noise flanking around the wall and adding an open ornamental metal fence along the expressway frontage to enhance the noise attenuation qualities and attractiveness of the wall. Staff is recommending a condition of approval that a specific fencing and wall plan be reviewed and approved by the Community Development Director with the intent of enhancing the noise attenuation characteristics and attractiveness of the fencing plan. Staff is additionally recommending that additional noise attenuation be provided through upgraded windows for units proposed along the expressway. HOTEL PROJECT Applicants' proposal: Larkspur Hospitality's proposal has remained the same with the exception of the provision of 3 to 4 additional parking spaces and the elimination of the service driveways to the residential project Site Plan: The site plan illustrates the placement of an "L" shaped building on the 2 acre site. Two of the driveways take access from the Hamilton Avenue and a third access is provided from Llewellyn Avenue. As previously discussed, two service and emergency vehicle accesses previously proposed have been eliminated from the adjacent residential development. TENTATIVE SUBDIVISION MAP The applicant has submitted a revised tentative subdivision map that proposes creation of 43 lots and two common lots for the proposed project. The hotel lot is approximately 2 acres and the 43 single family lots have a square footage range from 3,010 to 4822 square feet or an average lot size of 3,384 square feet. Lot A accommodates the private streets for access to the residential lots and Lot B is the proposed .4 acre open space area. The proposed map is consistent with the plans submitted for the Planned Development Permit and the requested General Plan Amendment. SITE AND ARCHITECTURAL REVIEW COMMITTEE This application was presented before the Site and Architectural Review Committee at its meeting of October 13, 1998. The Committee was supportive of the architectural designs presented but had a split vote on the overall project density. The following comments were made: Residential Portion · The overall density was improved and appeared less crowded. · The setbacks between units and the setbacks to San Tomas Expressway had been increased. Staff Report- Planning ,,~ommission Meeting of September 22, ~ v)8 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 7 The perceived setbacks may appear close to the street to the street for some units due to roof overhangs. The Committee was split regarding its support for the project. Attachments 1. Finding for Approval of GP 98-01 and Land Use Map Exhibit 2. Finding for Approval of PD 98-03 3. Conditions of Approval and Development Schedule for PD 98-03 4. Finding for Approval of TS 98-01 5. Conditions of Approval for TS 98-01 6. Expanded Initial Study and Mitigated Negative Declaration 7. Reduced Exhibits 8. Letter Larkspur Hospitality September 15, 1998-Parking Ratio 9. City Council Report- General Plan Authorization- June 16, 1998 10. Planning Commission Minutes September 22, 1998 11. Planning Commission Staff Report September 22, 1998 12. Location Map Submitted by: Tim~ J.~aley, Ass~iate Approved by: Planner Sharon Fierro, Senior Planner Attachment #1 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. GP 98-01 SITE ADDRESS: APPLICANT: P.C. MEETING: 550 W. Hamilton Avenue Pulte Home and Larkspurs Hospitality October 27, 1998 Planning Commission Findings for Approval of a General Plan Amendment The Planning Commission finds as follows with regard to File No. GP 98-01: 1. The proposed mixed land use of Low-Medium Density Residential and Commercial establishes a desirable land use pattern in this neighborhood. The proposed land use amendment is consistent with other General Plan Elements as follows: A. The residential designation allows the creation of additional housing stock and furthers the objectives of the Housing Element by diversifying available housing stock. B. The intensity of development is supported by the existing traffic circulation system and is consistent with the Circulation Element. C. The project site is so situated that it is located within reasonable proximity to open space and public facilities furthering the Open Space goals of the community. 3. The mixed use land use retains and provides for the establishment of a commercial land use along the Hamilton Avenue frontage. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed land use amendment establishes a desirable land use pattern. 2. The development and uses will be compatible with the other General Plan Elements and will aid in the harmonious development of the immediate area. 3. An initial study has been prepared concluding that no unmitigated impacts have been found for the project. 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. Attachment//2 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 Planning Commission Findings for Approval of a Planned Development Permit The Planning Commission finds as follows with regard to File No. PD 98-03: 1. The proposed Planned Development Permit is consistent with the recommended mixed Land Use for the project site. The proposed residential density of 8.6 units per gross acre is consistent with the density allowance of 6-13 units per gross acre as permitted under the General Plan land use designation of Low-Medium Density Residential for the project site and the Commercial intensity is similar to other commercial developments in the community. o The individual character of the home designs and the residential style of the hotel are consistent with other developments in the surrounding area and is consistent with the development standards for residential uses and commercial uses in the neighborhood. 4. The massing of the project and the building setbacks and layouts integrate the proposed uses into the neighborhood of the project site. o The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association are necessary to ensure the long term property maintenance and continued architectural integrity of the residential project. The proposed residential project provides a common open space area of .4 acres for the use and enjoyment of the residential uses and provides a high quality residential design. The proposed hotel project provides a viable commercial use along Hamilton Avenue which is compatible and complements the proposed residential use as well as the surrounding commercial uses. The proposed project provides an attractive street frontage through the installation of landscaping along San Tomas Expressway, the installation of a boulevard treatment along West Hamilton Avenue and enhanced landscaping and building setbacks along the Llewellyn Avenue frontage. PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 2 o An initial study was prepared for this project and concludes that there are no unmitigated significant environmental impacts and that the project approval includes mitigation measures to reduce the noise impacts to less than significant. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. ° The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the recommended general plan designation of the property. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. A initial study has been prepared which concludes that a Mitigated Negative Declaration should be prepared. o 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. 7. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Attachment #3 PLANNING COMMISSION RECOMMENDED CONDITIONS OF APPROVAL FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Proiect: Approval is granted to construct a 43-1ot detached single family development on the southerly portion of the project site and a 4 story 116 room hotel on the northerly portion of the property located at 550 West Hamilton Avenue. The building designs shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan prepared by Charles Davidson Company, dated on October 6, 1998. B. Building elevations and floor plans prepared by, Hove Design Alliance, Architects, received August 1998. C. Tentative Subdivision Map prepared by Charles Davidson Company, Civil Engineer, dated and received on October 21, 1998. D. Site plan, building plans and elevations prepared by MGA Architecture dated June 12, 1998. 2. Building Elevations, Details and Colors: The applicant shall submit more detailed building elevations and exhibits depicting architectural detailing as rendered on the street elevations and building elevations. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director upon recommendation of the Architectural Advisor prior to the issuance of building permits. CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 2 Residential Project: Building elevations and exhibits to include the following: A) Provision of a color/material sample board specifying color palette, textures and materials. B) Provision of building elevations and details illustrating architectural features such as decks and railings, window boxes, decorative gates, cornice treatments, veneers, tile, or brick details. C) Submit brochures or roof samples of the color and material of the proposed roofing. The intent of this condition is to provide variation in roof materials throughout the project and to provide high quality concrete tiles consisting of slate, wood shake or mission tile styles. D) Provision of window schedules depicting the high quality of window treatment and styles depicted on the elevations. Windows shall have significant insets to create shadow lines and shall be detailed with trim and sill details, grid patterns and dimensional grids along street elevations. E) Garage doors shall have automatic opening devices and shall have decorative features such as windows and panels. F) Front doors shall be enhanced with inset panels or windows. G) Front yards are to be landscaped and driveway, walkway and porches shall use decorative pavement treatments such as banding, colored concrete, brick courses or other alternative pavement enhancements. H) Architectural details to be carried throughout all four elevations of the residences. Hotel Project: Building elevations and exhibits to include the following: A) Air conditioning units shall be screened with decorative grills that are architecturally compatible with the building design. Grill design and colors shall complement the building and wall materials and shall be maintained at all times. B) Unarticulated wall surfaces shall be broken up through the introduction of landscaping or the introduction of alternative wall materials such as heavy timbers, moldings or texture changes. C) Provision of a material samples board illustrating specific colors, textures and building materials. D) Submittal of a lighting plan providing details of architectural lighting as well as parking lot and landscape lighting. CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 3 o o Building Division Submittals: The applicant shall provide a copy of the conditions of approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. Landscaping: The applicants shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. A. All street trees shall be a minimum 24" box size. Larger 36" box trees shall be required in the open space area and along the perimeter of the hotel site. All other trees shall be a minimum 15 gallon size and shrub a minimum of 5 gallon size. B. Removal of any trees shall require replacement of trees on site in accordance with replacement standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection Ordinance. C. All landscaping installed as required per the approved landscape plan shall be maintained in good health and graffiti shall be removed from walls and fences within a reasonable period of time. D. Landscape Plan shall include the upgrading of landscaping along the Expressway frontage and the landscaping of the median consistent with the conceptual landscape plan. Applicant shall obtain encroachment permits from Santa Clara County for all work performed within their right-of way and to make provisions for the establishment and maintenance of median landscaPing for a period of (5) five years from installation. E. Landscape Plan shall include improvements of the open space area, front yards of the residential units, and the hotel project. F. All landscaping shall be installed prior to building occupancy. If landscaping is not completed at the time of building occupancy landscaping bonds shall be required to ensure completion within on month of occupancy. Landscaping of front yard areas of residences shall be completed at the time of building occupancy for each residential unit. Parking and Driveway: All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. A. Each garage shall have an automatic garage door. B. Traffic markings and signing shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 4 o Covenants, Codes and Restrictions (CC&Rs): The residential applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director a copy of the maintenance agreement and CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. C. Description and map illustrating "common" areas to be maintained and ensure that the open space area and streets are available to the public. D. Provision of maintenance for "common" landscaping within the project site including street yards of the residences by the homeowner' s association. E. Provision for the long term property maintenance for the private streets, landscaping and sound walls as necessary. Graffiti removal from sound walls within a reasonable period of time. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. C, C & R's shall provide for maintenance and use of the access drives, common fencing, and open space areas. G. Provision for public use of open space area to be available to the general public and the residents of the subdivision. H. Provisions to ensure the availability of two garage parking spaces for each unit I. Provisions for appropriate screening and location of trash containers. J. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. Park Impact Fee: A park impact fee of $7,035 per unit for a total of $302,505.00 is due upon development of the residential project. Credit in the amount of $10,990 will be given for the existing single-family residence. Full payment of this fee is due prior to issuance of a certificate of building occupancy. Credit shall be given for any fees paid as in lieu of park fee paid at the time a map recordation. o Fences and Wall Plan and Noise Attenuation: The applicants shall install fencing and sound walls consistent with the recommendations of the noise assessment and the conceptual landscaping plan. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 5 Fencing and Wall Plan and Noise Attenuation cont.: approval by the Community Development Department prior to the issuance of building permits. The wall plan shall include a 9 foot wall along San Tomas Expressway, stepping down to a 6 foot wall along the other perimeters of the project. The wall plan shall include a stepped wall design between the hotel and the Expressway including a open metal fence at the comer and shall be reviewed in conjunction with the Noise Assessment Report prepared by Edward Pack and Associates. Higher wall heights shall be provided where appropriate along the expressway. Residential units adjacent to the San Tomas Expressway shall be provided with upgraded window systems for sound attenuation. Windows on upper floors adjacent to the expressway shall meet a 36 Sound Transmission Class (STC) rating and or mechanical ventilation systems (heating ventilation and air conditioning) shall be provided for all residential units adjacent to the expressway. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 10. Location of Mechanical Equipment: No mechanical equipment, i.e. air conditioning units, shall be located within the common lot or within commonly maintained areas of the residential project site. Mechanical equipment visible to street frontages shall be screened by landscaping or trellis structures. 11. 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 Division. 12. Trash Disposal/Recycling: The applicant for the hotel 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. 13. On-site lighting: On-site lighting for the hotel shall not create glare on adjacent properties. Lighting shall be shielded away from adjacent residential properties and directed on site. Lighting plan to be reviewed and approved by the Community Development Director prior to the issuance of building permits CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 6 SANTA CLARA COUNTY FIRE DEPARTMENT: 14. Development review: Review of this development proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall apply to the Building Department for applicable construction permits. 15. Hotel: Set up Pads: Provide four (30 foot x 60 foot) aerial ladder truck set up pads as required by the Fire Marshall for the hotel site. 16. Residential Required fire flow: Required fire flow for this project (residential portion) is 1000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 17. Public Fire Hydrants(s) Required: Provide 5 public fire hydrants(s) at locations(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on civil drawings included with building permit submittal. Required fees to be paid ASAP to prevent engineering delays. 18. Fire Apparatus (Engine) Access Roads Required: Provide access roadways throughout the residential development with paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standards details and Specifications A-1. 19. 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 the 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet parking will be allowed on both sides of the roadway. Roadway widths shall be measured from concrete edge to concrete edge for rounded curbs. Parking spaces are based on an 8 ft. wide space. 20. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Governmental standards and the Fire Department Standard details and specifications CONDITIONS OF APPROVAL -FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 7 BUILDING DIVISION: Residential: 21. Provide grading and drainage plan prepared by a licensed Engineer prior to issuance of building permits; provide an as built report by the same engineer at the time of final inspection. 22. Provide a compaction report on the footings and slabs prepared by a licensed Engineer, prior to pouring the foundations. 23. Provide a setback and elevation report prepared by a licensed Engineer or Surveyor to pouring the foundation. 24. Hotel: Provide two (2) hour Area Separation Walls(ASW) as required; independent stairways required for each separate area. One and one-half(1.5) hour fire resistive rating required in all openings in area separation walls per Uniform Building Code (UBC) 504.6. 25. Walls and floors separating guest rooms are one(l) hour fire resistive construction per UBC 310.2.2. PUBLIC WORKS DEPARTMENT: 26. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete the processing of the Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. 27. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of fees of .75 of the $7035.00 for each residential lot. The current fee is $5,276.25 X 43 lots = $226,878.75. 28. Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 29. Prelimina~_ Title Report: Prior to recordation of the Final Tract Map, the applicant shall provide a current Preliminary Title Report. CONDITIONS OF APPROVAL -FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 8 30. 31. 32. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. Easements: Prior to recordation of the Final Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. · Construction of storm drain inlets at intersection of private drives (no valley gutters). CONDITIONS OF APPROVAL -FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 9 33. 34. 35. 36. 37. · Construction of new accessibility ramps at private drives. BOTH FRONTAGES: · Provide pavement conforms to existing improvements. · Signing/striping as determined necessary by the City Engineer. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. County Right-of-Way: The Applicant shall obtain permits from Santa Clara County for any work within the County right-of-way. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 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. The applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. CONDITIONS OF APPROVAL - FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 10 38. 39. 40. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and the Appendix of Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. The applicant shall reduce fill at the northwest corner of the residential project and provide a drainage concept across the hotel site.. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. CONDITIONS OF APPROVAL - FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 11 41. 42. 43. 44. 45. 46. 47. 48. 49. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attorney, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. COMMUNITY DEVELOPMENT DEPARTMENT Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application shall be submitted to the Community Development Department in accordance with the provisions of the Sign Ordinance. No sign shall be permitted until an application is approved a permit issued. Hotel Occupancy: The hotel operation shall comply with Chapter 3.34, Transient Occupancy Tax, of the Campbell Municipal Code. Hotel Occupancy: Hotel occupancy shall not extend beyond thirty days and shall be subject to limitations as setforth in Chapter 3.34 of the Campbell Municipal Code. Project Phasing: Project approval is valid for 2 years from the date of City Council approval. Construction shall commence within 2 years of City Council approval and Hotel construction must coincide or precede the Residential portion of the project. Revised Site Plan: Applicant to submit a revised site plan relocating the unit types on lot 42 and 43 and increasing front yard setbacks of units proposed along the San Tomas Expressway where rear yards may accommodate an adjustment. Attachment//4 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 Planning Commission Findings for Approval of a Tentative Subdivision Map The Planning Commission finds as follows with regard to File No. TS 98-01: The proposed subdivision density of 8.5 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Medium Density Residential land use proposed on the Land Use Element of the General Plan. 2. An initial study was prepared for this project and no significant environmental impacts were found. o The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. 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. o No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions, will have a significant adverse impact on the environment. 4. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Attachment #5 PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Proiect: Approval is granted for a Tentative Subdivision Map allowing the creation of 43 residential lots, two common lots, and one commercial lot for the development of a project on property located at 550 West Hamilton Ave. The map shall substantially conform to the map prepared by Charles Davidson Co, Civil Engineer, dated as revised on October 21, 1998, except as may be modified by the Conditions of Approval herein. 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 on the property shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. 3. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. Park Impact Fee: Applicant shall be advised that a park impact fee is required in addition to the Park In-Lieu Fee prior to occupancy of any of the residential units. Credit shall be given for the existing single-family residence on the property and fees paid at the time of map recordation. Tree Protection/Replacement Plan: Applicant to submit a tree protection plan for approval by the Community Development Director addressing retention of existing trees and replacement of removed trees consistent with the Water Efficient Landscaping Standards (WELS) prior to issuance of building permits. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page2 Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director prior to recordation of the final parcel map a copy of the CC&Rs which includes the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. C. Description and map illustrating "common" areas to be maintained. D. Provision of maintenance for "common" landscaping within the project site by the homeowner's association. E. Provision for the long term property maintenance of sound walls, common driveways and streets, and common open space areas. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. G. Provision to ensure availability of two garage parking spaces. H. Provision to ensure screening and location of trash containers. I. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. PUBLIC WORKS DEPARTMENT: o Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of fees of .75 of $7035.00 for each residential lot. The current fee is $5,276.25 X 43 lots = $226.878.75 Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 10. Preliminary Title Report: Prior to recordation of the Final Map, the applicant shall provide a current Preliminary Title Report. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 11. 12. 13. 3 Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. Easements: Prior to recordation of the Final Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: · Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. · Construction of storm drain inlets at intersection of private drives (no valley gutters). · Construction of new accessibility ramps at private drives. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 4 BOTH FRONTAGES: · Provide pavement conforms to existing improvements. · Signing/striping as determined necessary by the City Engineer. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. 13. County Right-of-Way: Applicant shall obtain permit from Santa Clara County for any work within the County right-of-way. 14. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 15. 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 companies. 16. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. 17. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 18. 19. 20. 21. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. The applicant to investigate reduction in fill at northwest comer of the residential project. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: October 27, 1998 page 6 22. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. 23. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attorney, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. 24. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. City of Campbell -- Community Development Department 70 N. First Street~ Campbell~ CA 95008 MEMORANDUM To: Site and Architectural Review Committee From: Tim J. Haley, Associate Plan~ Date: October 8, 1998 Subject: Revised Site Plan 550 West Hamilton Avenue Please find attached the revised site plan for the Pulte Home proposal for the Best Products site in response to the Planning Commission's comments of September 22, 1998. Significant changes include the following: * A reduction in the number of residential lots from 46 to 43 · The provision of a through circulation for the private streets in the residential development and the elimination of the connection to the hotel development · An increase in the number of plan 2 unit types · An increase in side yards from 4 to 5 feet for approximately half of the proposed units. · A change in the average floor area ratio from .78 to .61. Planning Commission Minutes of September 22, 1998 Page 2 COMMUNICATIONS. 1. Revised Conditions of Approval for Agenda Item No. 1. 2. Land Use Map for Agenda Item No. 1. 3. Article re Pulte Homes, Applicant for Agenda Item No. 1. 4. Exhibits for Agenda Item No. 1. 5. Revised Conditions of Approval for Agenda Item No. 2. 6. Site plan for Agenda Item No. 2. 7. Public comment regarding Agenda Item No. 3. 8. Campbell Development Report for September 1998. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Lowe read Agenda Item No. 1 into the record. GP 98-01/PD 98-03/ TS 98-01 Pulte Home Corp. & Larkspur Hospitality Development and Management Company Public Hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for approval of the following applications for property located at 550 W. Hamilton Avenue (formerly the Best Products and Denny's site) in a PD (Planned Development) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: October 6, 1998. A. A General Plan Amendment (GP 98-01) to consider a change the Land Use Element of the General Plan from Commercial to a mixed use Commercial/Low- Medium Density Residential (6-13 units per gross acre) B. A Planned Development Permit (PD 98-03) to allow the construction of a 46-1ot small lot single family subdivision and a 116 room hotel. C. A Tentative Subdivision Map (TS 98-01) to allow the creation of 47 lots and an associated common lot(s) for access and open space for the residential component. Planning Commission Minutes of September 22, 1998 Page 3 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Applicant is seeking a General Plan Amendment, Planned Development Permit and Tentative Subdivision Map for the former Best Products site located on W. Hamilton Avenue at San Tomas Expressway. · The project site is currently developed with commercial buildings (Best/Denny's) and a single family residence. · Adjacent uses, the Jack-in-the Box Restaurant and Insurance Business, will remain. · The proposed General Plan Amendment would change the Land Use from Commercial to mixed-use Commercial/Residential (Low-Medium Density Residential; 6 to 13 units per gross acre). · The Planned Development Permit would allow 46 small lot, single-family residences on approximately five acres and a four-story, l l6-room hotel along Hamilton Avenue on approximately two acres. · The Tentative Subdivision Map would allow the division of the lots. · An Initial Study was conducted by David Powers and Associates and no significant impacts were identified. Noise issues will be mitigated by the use of sound walls. · When comparing potential traffic, it has been determined that when compared with the existing Commercial uses, the proposed uses will not result in any traffic increases. · The 46 detached residential units range from 1,800 to 2,200 square feet. Each unit has a two- car garage. Lot sizes are approximately 3,168 square feet. Site access is from private streets. Two hundred and six parking spaces are provided. · The hotel is 18,396 square feet in area and occupies approximately two acres. · The applicant will be providing the Streetscape Standards along Hamilton Avenue. · Landscaping will be installed in front of the residential units and a .4-acre park will be installed in the center of the development. · Staff finds the proposed land use desirable and reasonable and recommends that the Commission adopt resolutions recommending approval of the General Plan Amendment, Planned Development Permit, and Tentative Subdivision Map and grant a Negative Declaration. Staff also recommends that the fencing and wall plan come back to staff for final approval. Commissioner Francois clarified that the residences are being developed at 9.2 units per acre. Chairman Lowe asked what the floor area ratio was for the footprint on the lot. Is it .78%? Mr. Tim J. Haley advised that the FAR for the entire residential portion is .52. These are fairly large homes relative to their lot size and that floor area ration was .78 on an individual lot basis. Commissioner Gibbons expressed concern about the four foot wide sideyard setbacks instead of the usual seven feet. Planning Commission Minutes of September 22, 1998 Page 4 Mr. Steve Piasecki advised that similar projects have been constructed in recent years including Cobblestone at San Tomas Aquino Road & Elam and Orchard Grove at 100 Harrision. These are large homes on small lots. Commissioner Keams expressed her concern about placing large homes on small lots. Commissioner Jones presented the Site and Architectural Review Committee report as follows: SARC met on September 8, 1998, and was in favor of the project architecturally. · SARC found the project to be nicely designed. · SARC did have concern about the density. Chairman Lowe stated that it appears that one model is being repeated more often than the others and it is the largest model. Mr. Steve Piasecki agreed that the largest home is proposed to be used on 21 lots. Chairman Lowe opened the Public Hearing for Agenda Item No. 1. Mr. John Johnson, Pulte Homes: · Advised that Pulte Homes and Larkspur are not sister companies. Pulte is buying the property and Larkspur will buy their portion from them. Pulte Homes is a 45-year-old company · Informed that they arrived at the proposed size of the homes after identifying their target market. · Advised that the Project Architect, Landscape Architect and Civil Engineer are available for any questions. · Informed that they began with 52 units when originally planning out the site. · Said that the proposed park is a strong added amenity to the project. · Said that the homes fronting on Llewellyn would have different elevations fi'om those on the rest of the homes in order to better tie in with the rest of that street. · Advised that a tree survey has been conducted. Of 116 trees on site, 60 can be saved. · Staff has advised that they want to work on the wall design and layout and Pulte/Larkspur agrees. · Advised that the Conditions of Approval are acceptable and they can work with them without difficulty. · Any grading and drainage issues can be worked out with Public Works. · Said that the requirement for the landscaping of the median of San Tomas Expressway had been a concern. However, what was requested was reasonable. The landscaping will need to meet County standards and requires a five-year maintenance agreement. They disagree with the need for five-years maintenance, feeling that two years should be acceptable (Page 3, Condition 4-D). · Stated that they agree with all Conditions of Approval except for the five-year maintenance agreement on San Tomas Expressway landscaping. Planning Commission Minutes of September 22, 1998 Page 5 · Their second concern was on Page 2-D, the requirement for grid patterns on the windows. They are concerned that the material not be wood due to maintenance issues. Mr. Steve Piasecki advised that the maintenance of the landscaping will be fairly low. The five year period is to allow the landscaping to become established. Chairman Lowe asked if automatic sprinklers would be required. Mr. Steve Piasecki replied that they could be installed or not. It would be possible to track water the landscaping. Mr. John Johnson: · Reiterated that their only concerns are the five-year maintenance and grids. · Stated that the density they propose is the mid-range for the zoning. · Each home has an apron. · The narrow street will slow down traffic as larger streets equal faster cars. · Advised that they will have to move some trees. Chairman Lowe asked about whether details on the park were available. It appears to be a large open space with grass. Mr. John Johnson replied that the park would incorporate benches and play areas but that the park is not totally worked out at this time. It is just a concept. Mr. Steve Piasecki advised that it will be more of a town square, a formal space, with a children's play area. Mr. John Johnson asked that the project be approved as submitted. This project will provide an economic benefit to the City and their company. Chairman Lowe stated that the applicants have done a good job and present a quality project. Stated that the sideyard setback is a big problem and the density is tight. Mr. John Johnson stated that this is a subjective matter. Most people do not live in their sideyards, using them only as a pass through to the rear yard. Chairman Lowe asked what the target market is for this residential project and how for much the homes would sell. Mr. John Johnson advised that the homes would be priced in the $400,000's. The target market is young professionals, with one to two children, who work in the area and are tired of commuting. Campbell is perceived very well by their target market. Planning Commission Minutes of September 22, 1998 Page 6 Commissioner Keams questioned the need for four to five bedroom homes if the perceived family size is small. Mr. John Johnson advised that offices and guest rooms are desired by today's homebuyers. They are looking for 1,800 to 2,200 square feet in living space. Commissioner Keams asked the reason for gates on one of the models. Mr. John Johnson advised that this particular model has a motor court which is used as an activity area which creates a safe and secure area for children to pay. Not including the gate would be detrimental to the design of this home. Mr. Steve Piasecki advised that he had recently toured The Crossings, a development in Mountain View, which had models similar to this. He advised that kids were seen using that area as a play area. Suggested the use of a wrought iron design and not a solid wooden gate. Mr. John Johnson advised that they had conducted community meetings. Commissioner Francois asked if there were safety devices on these automatic gates to prevent children from being crushed. Mr. John Johnson replied that that was very important. Mr. Greg Martin, Larkspur: · Advised that theirs is a young company, two and a half years old. · Their goal is to own and operate 20 hotels in California, Oregon and Washington. · Currently they have five hotels. Four are Candlewood Hotels and one in Washington is a Hilton Garden Inn. · This proposed hotel, Larkspur Landing, will be an upscale, extended stay hotel with an Arts & Crafts theme and custom furniture. · Stated that they are confident that this will be successful and an amenity to the community. · An additional seven feet of landscaping will be installed at Hamilton and they have extended the setback at the comer with San Tomas Expressway. Commissioner Francois asked whether the hotel was three or four stories high. Mr. Greg Martin replied that there is a three-story element at the front and four stories at the back. The hotel will have a more residential feel as the average stay is one week. Chairman Lowe asked about how the separation between the homes and hotel would be handled. Mr. Greg Martin replied that trees would screen the hotel from the homes. Commissioner Francois asked about the occupancy rate projected. Planning Commission Minutes of September 22, 1998 Page 7 Mr. Greg Martin advised that well over 70% was expected which would bring $350,000 to $400,000 to the City per year. Their Pleasanton hotel is currently at 95% occupancy. Commissioner Francois asked about parking needs. Mr. Greg Martin advised that parking has been considered carefully. A .6 or .7 ratio works well for hotels. One hundred and thirty three (133) parking stalls will be provided for 116 rooms. Ms. Carol Wilson, 454 Queens Court: · Stated that she found the homes attractive and the park nice. However, she equated the project with someone squeezing into a dress two sizes too small. · Advised that parking problems surfaced when Eastfield Ming Quong came to Llewellyn. Now the Post Office creates additional traffic and parking problems. Additionally, people park on Llewellyn and at the Best site who are using the Little League Field across Hamilton Avenue. · States that this project will create a big problem in the area. Mr. Peter Eakland, Traffic Engineer: · Stated that this project consists of private streets that will be used primarily by the residents. · A traffic study was done. It is anticipated that afternoon traffic for this project will be less than that for the previous commercial uses. · It is not anticipated that this project will draw more traffic down Llewellyn.. It is expected that most of the project site traffic would be directed toward Hamilton Avenue. · From a traffic point of view there are no impacts and no objections from the Traffic Engineering Department. Chairman Lowe asked about the housing portion of this project and its access to the hotel portion. Would gates be installed? Mr. Peter Eakland advised that there would be no gates. A change of surface would be installed to indicate private property. Ms. Susan Couser, 475 Queens Court: · Stated that she liked the design but had concerns about density and setbacks and lot coverage. · Suggested that it would be wise to look at neighboring densities and make this project more consistent. · Asked who maintains the private streets as this is not addressed in the CC&Rs. Mr. Steve Piasecki thanked Ms. Couser for pointing this out and said that the City would not be maintaining the private streets. Planning Commission Minutes of September 22, 1998 Page 8 Mr. Roger Lewis, 266 Llewellyn: · Expressed concerns about so many houses being built in a small area. · Stated that parking problems exist on Llewellyn particularly since Eastfield Ming Quong and the Post Office were established. Commissioner Keams expressed concern about density and parking issues and suggested a reduction in density. Commissioner Francois stated that the parking provided 206 spaces which equals 4.4 spaces per unit. This is 45 more than the required 161 spaces. Parking is not an issue for this project. Stated that the trend is there for small lot development these days. Commissioner Meyer-Kennedy: · Stated that the Commissioners may be used to 6,000 to 8,000 square foot lots but the home buying public is not looking for that now. Many want less yard to care for these days. · Suggested cutting down the number of the largest model. Commissioner Gibbons: · Stated that this is an exciting and good project. · One of the good things is the architecture and the provision of four on-site parking spaces per home. Another is the design of the Llewellyn Avenue units. · One concern is the density. It is too dense. Another is the placement of the park and a third is the pass through to the hotel property. The density should be cut and the access to the hotel site from the residences should be eliminated. · Stressed that the hotel will need to follow through with the architectural details on their design. Commissioner Kearns suggested reducing the number of homes. Commissioner Jones stated that he cannot support the density. Chairman Lowe agreed but stated that the hotel project is excellent. Commissioner Gibbons suggested a continuance based on a need for revised site plans. Chairman Lowe stated that a continuance would depend upon the wishes of the applicants. Commissioner Lindstrom stated that he would like to see the project reconfigured with less density. Wondered if the hotel portion could go forward. Mr. Steve Piasecki stated that the project is a package deal and must be kept together. Commissioner Lindstrom suggested fewer houses and less density. Planning Commission Minutes of September 22, 1998 Page 9 Mr. John Johnson, Pulte Homes: · Stated that loss of units endangers the project due to the cost of the land. Taking 10% offthe project makes it hard to accommodate. · Said that the Commission's concerns seem to be the setbacks and sizes of the homes. · Asked if the park could be eliminated. Mr. Steve Piasecki advised that the park was part of the proposal that the City Council authorized to proceed. Chairman Lowe reminded the applicant that the Commission is not the final word on this project. Mr. Steve Piasecki suggested: · The reduction of some of the 4-5 bedroom model units for the project. · Substitute some of the larger units with the recessed garage unit models. · Loop the through streets which would equal the loss of two units. Commissioner Francois asked what the setbacks are for Cobblestone. Mr. Steve Piasecki advised that the lots were larger and units smaller at Cobblestone. It is a less dense project. Commissioner Meyer-Kennedy agreed that these types of projects are what buyers are now looking to purchase. Mr. John Johnson: · Stated that the Cobblestone project is a "garage dominant" project. · Their project will feel very different. · Suggested a continuance to allow them to go back and look at what they can do to meet the concerns expressed by the Commission. · Expressed concern that they could not go forward with four to six fewer units. · Stated that both Police and Fire like the access fi.om the hotel site to the residential units. Chairman Lowe asked Commissioner Francois for his police expertise. Commissioner Francois stated that easy access is the best and said that he saw no problem with the access. Commissioner Gibbons stated concerns about the access which will end up being used as a cut through. Mr. John Johnson asked if she would feel any differently if gates were installed. Commissioner Gibbons replied no. Planning Commission Minutes of September 22, 1998 Page 10 Mr. John Johnson stated his understanding that he needs to review sideyard setbacks, street circulation and the mix of homes. Commissioner Gibbons stated that the Commission needs to be prepared for projects such as this and be balanced between the target market and what is good for Campbell. Commissioner Lindstrom stated that he supported a continuance. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Meyer- Kennedy, the Planning Commission continued consideration of GP 98-01/PD 98-03/TS 98-01 to allow 46 small lot residences and a 116 room hotel on property located 550 W. Hamilton Avenue to the Planning Commission meeting of October 27, 1998, to allow the applicant time to revised their site plan to reduce the density and increase the sideyard setbacks. (7-0) Chairman Lowe called a recess at 9:20 p.m. Chairman Lowe reconvened at 9:30 p.m. Chairman Lowe read Agenda Item No. 2 into the record. PM 98-05/ S 98-12 through S 98-15 Zankich Construction Public Heating to consider the application of Zankich Construction, Inc. for approval of a Tentative Parcel Map (PM 98-05) to allow the creation of four lots and Site and Architectural Approvals (S 98-12 through S 98-15) to allow the construction of four single family residences on property located at 1492 Westmont Avenue in an R-l-9 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing within 10 days to the City Clerk. An Exception to the San Tomas Area Neighborhood Plan for a sidewalk along Abbott Avenue is recommended which will require City Council Action. Tentative City Council Meeting Date: October 20, 1998. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: Applicant is seeking approval of a Parcel Map and Site and Architectural Approvals to allow four single-family residences on property located at Abbott and Westmont Avenues. · The zoning is R-l-9. · The proposed lot sizes range from 11,500 to 13,400. One lot is a flag. · Street improvements (sidewalks) would be required along Westmont Avenue. Planning Commission Minutes of September 22, 1998 Page 11 Staff is recommending an exception to the San Tomas Area Neighborhood Plan to install a pedestrian sidewalk along Abbott Avenue and a temporary cul-de-sac on Abbott. Staff recommends the adoption of a Resolution to approve the Parcel Map and a Resolution to approve the Site and Architectural applications (S 98-12 through S 98-15). Finally, staff recommends that the Commission take minute action recommending that Council approve an exception to the San Tomas Area Neighborhood Plan to allow a sidewalk to be installed along Westmont Avenue to the bulb of the cul-de-sac. Chairman Lowe asked about the need for the cul-de-sac on Abbott and who pays to straighten out the temporary cul-de-sac. Mr. Tim J. Haley advised that the future developer of the adjacent property would bear the cost when their property is developed. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on September 8, 1998, and was supportive of the large lots. · Everything about the project is fine and within code. Chairman Lowe asked about the exterior wall materials. Mr. Tim J. Haley advised that three homes would use wood siding and the fourth would be stucco. Chairman Lowe opened the Public Hearing for Agenda Item No. 2. Mr. Steve Zankich, 10281 Imperial Avenue, Cupertino: · Said that he would be willing to either install sidewalks or not. · Said that he would like to accommodate what his neighbors want. · Mentioned a tree in the middle of the driveway on Lot 1. Mr. Steve Piasecki: · Advised that the tree in question is not a heritage tree but that it is covered under the City's new Tree Ordinance. Under the Tree Ordinance, the property owner would be able to seek its removal if cause exists. Commissioner Francois stated that this is a nice project which will be an asset to the area and commended the applicants. Commissioner Keams asked if the home already on the lot would be moved or demolished. Mr. Steve Zankich advised that it takes a long time to arrange a move these days. The particular structure is not worth moving, particularly since it is on slab. Planning Commission Minutes of September 22, 1998 Page 12 Mr. Steve Piasecki advised the Commission that Commissioner Francois' home is more than 300 feet from the project site so he is eligible to vote on this project. Chairman Lowe asked if there are sidewalks now. Commissioner Keams stated that there is no need for sidewalks and that she would not support sidewalks. Commissioner Gibbons stated that she would not support sidewalks either. Mr. Tim J. Haley advised that the requirement is in place for sidewalks along Westmont. Chairman Lowe closed the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Kearns, the Planning Commission adopted Resolution No. 3181 approving a Tentative Parcel Map (PM 98-05) with the removal of the Condition requiring sidewalk and streetlights on Abbott and Resolution 3182 granting a Site and Architectural Approval (S 98-12 through S 98-15) to allow the construction of four single family residences on property located at 1492 Westmont Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Meyer-Kennedy NOES: Lowe ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 3 into the record. 3. S 98-16/UP 98-05 Woodfill Public Heating to consider the application of Bill and Laurie Woodfill for a Site and Architectural Approval (S 98-16) and Conditional Use Permit CuP 98-05) to allow construction of a new single-family residence with a secondary living unit on property located at 550 Chapman Drive in an R-l-10 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing within 10 days to the City Clerk. Ms. Gloria Sciara, Planner II, presented the staff report as follows: Applicant is seeking a Site Approval to build a new residence and secondary living unit and a Use Permit to allow the secondary living unit. · The project site is on the southwest comer of Chapman at Walnut. · The lot is 17,300 square feet. STAFF REPORT - PLANNING COMMISSION MEETING September 22, 1998 GP 98-01/PD 98-03/ TS 98-01 Pulte Home Corp. & Larkspur Hospitality Public hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for approval of the following applications for property located at 550 West Hamilton Avenue (formerly the Best Products & Denny's site) in a PD (Planned Development) Zoning District: A. A General Plan Amendment (GP 98-01) to consider a change in the Land Use Element of the General Plan from Commercial to a mixed use Commercial/Low-Medium Density Residential (6-13 units per gross acre). B. A Planned Development Permit (PD 98-03) to allow the construction of 46 lot small lot single family homes and a 116 room hotel. C. A Tentative Subdivision Map (TS 98-01) to allow the creation of 47 lots and an associated common lot(s) for access and open space for the residential component. RECOMMENDATION That the Planning Commission take the following actions: Recommend that the City Council GRANT a Mitigated Negative Declaration for this project; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council APPROVE a General Plan Amendment (GP 98-01) for the project site from Commercial to a mixed land use of Commercial/Low-Medium Density Residential (6-13 units per gross acre); and o Adopt a Resolution, incorporating the attached findings, recommending that the City Council APPROVE a Planned Development Permit (PD 98-03) allowing the development of a 46 lot single family subdivision and a 116 room hotel; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council APPROVE a Tentative Subdivision Map (TS 98-01), subject to the attached conditions of approval. Staff Report - Planning Commission Meeting of September 22, I v98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 2 ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, an expanded initial study was prepared for this project under the City's direction by the consulting firm of David Powers and Associates. The results of the study determined that no significant environmental impacts would be created as a result of the proposed project, subject to the implementation of specific mitigation measures in regards to noise attenuation. These noise attenuation measures have been incorporated into the proposed project. The initial study also includes an analysis of potential traffic impacts which concluded that the proposed uses would generate less overall traffic than a commercial use of the project site. Based upon the information provided in the environmental assessment, staff has prepared a Mitigated Negative Declaration for this project. PROJECT DATA Lot Area: 7 acres Residential Project 5 acres Hotel Project 2 acres Residential Project Site Utilization: Building Coverage Paving Coverage Landscaped Coverage Square Feet Percent 82,866 sq. ft. 38% 52,103 sq. ft. 24% 84,615 sq. ft. 38% 219,584 sq. ft. 5.04 acres Unit Type Living Area sq. ft Garage Area Total Area Number of Units Plan 1 1800 400 2200 Plan 2 2030 400 2430 Plan 3 2232 400 2632 11 14 21 total 46 detached residential units Floor Area Ratio (FAR) Density Parking Provided: Required: .5 I(FAR) over the 5 acre residential site 9.2 unit per acre 206 spaces (92 garage, 84 tandem and 30 on street) parking ratio 4.4 spaces per unit 161 spaces (46 covered and 115 uncovered) parking ratio 3.5 spaces per unit Staff Report - Planning Commission Meeting of September 22, 1 ~98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 3 Parking Surplus: 45 spaces Average Lot Size Average Building Square Footage Average Floor Area Ratio(FAR)* 3168 sq. ft. 2467 sq. f~. .78 *Calculation is the average FAR for each site and does not include the private streets and .4 acre open space area Hotel Proiect Net lot area 87,517 sq. fi. 2 acres Site Utilization: Building Coverage Paving Coverage Landscaped Coverage Square Feet Percent 18,396 sq. fi. 21% 20,644 sq. ft. 24% 48,697 sq. ft. 55% Floor Area Ratio (FAR) 68,845 sq. ft..79(FAR) Parking Provided: 103 spaces (58 standard, 41 compact, and 4 disabled) parking ratio .88 parking spaces per room Required: 121 spaces (68 standard, 48 compact, and 5 disabled) parking ratio 1 parking space per room plus one space per employee assuming a maximum of 5 employees Parking Deficit: 18 parking spaces ** **The applicant is requesting approval of a parking adjustment due the nature of their hotel being a extended stay hotel verses a standard full service hotel. Actual usage of other locations equals .67 spaces per room and the lower employee numbers associated with an extended stay hotel supports an adjustment to the parking requirements. Surrounding Uses: North: Offices, Q-Lube, and Rosemary School and baseball fields South: Eastfield Ming Quong Childrens Center East: Post Office, church and single family residential West: San Tomas Expressway, Offices and Gold's Gym Fitness Club Contiguous Uses: Farmers Insurance Claim Office Jack in the Box Restaurant Staff Report - Planning Commission Meeting of September 22, ! 498 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 4 DISCUSSION OF THE GENERAL PLAN AMENDMENT AND ZONING BACKGROUND: The 7 acre project site is located at the southeast comer of Hamilton Avenue and San Tomas Expressway. The site was originally developed in the early 1970's with a "Best Products" discount retail building equalling 65,400 square feet, a "Denny's" restaurant building of 6,460 square feet, and a single family residence (which existed prior to development of commercial uses on the site). All of the existing buildings will be removed to allow construction of the applicant's proposal. At its meeting of June 16, 1998, the City Council authorized the applicant to proceed with an amendment to the Land Use Element of the General Plan from "Commercial" to a mixed use category of "Commercial and /or Low-Medium Density Residential. The Council stressed that they would consider the amendment only if the project reflected the high quality architectural detailing illustrated in the rendered elevations. They also stressed the importance of landscaping and street trees. The applicant has combined the General Plan amendment request with the planned development application to allow the redevelopment of the site. GENERAL PLAN AMENDMENT The applicant is requesting approval of a change in the Land Use element of the General Plan from Commercial to a mixed land use of Commercial and/or Low-Medium Density Residential (6-13 units per gross acre). The requested land use allows the retention of a commercial land use along the Hamilton Avenue frontage and a residential use on the southerly portion of the site. The current property owner reviewed a variety of land uses options for the redevelopment of the site including offices, a church, single family residential, apartments and retail uses. The applicant felt the proposed mixed use would be economically viable and seems to meet community fiscal and design objectives. Consistency with other General Plan Elements: Land Use: The Land Use Element encourages the provision of a variety of housing types and densities. The project site represents an opportunity for an infill site to provide a housing product that allows individual home ownership and a building form that is compatible in scale with the adjacent Eastfield Ming Quong facility. At the same time, the format of detached single family homes helps to integrate the project into the established single family neighborhood to the southeast of the project site. The homes on Llewellyn are oriented out toward the street to better integrate with the existing neighborhood. The depth of the hotel component is compatible with other nearby commercial and public uses along Hamilton Avenue. Staff Report - Planning Commission Meeting of September 22, ! v98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 5 Circulation: The project site is adjacent to Hamilton Avenue, an arterial street, on the north, San Tomas Expressway on the west, and Llewellyn Avenue, a local access street on the east. The intersection of Llewellyn and Hamilton Avenue is signalized. The site is easily accessed by the surrounding circulation system which can accommodate the requested land uses and the proposal will generate less traffic than the previous commercial uses. Open Space: The project site is reasonably situated to provide access to open spaces and community facilities such as the Campbell Community Center, Rosemary School and John D. Morgan Park. Additionally, the applicant proposes a .4 acre park on the residential site that will be accessible to the public, thereby adding to open space resources in the neighborhood. The home orientation facing the park is consistent with policies of the open space element. Fiscal Impacts: The project site currently represents a significantly sized commercial parcel which generates retail sales tax revenues when it is occupied and successful. The development of a hotel use along Hamilton Avenue provides a substantial hotel occupancy tax which offsets the loss of retail sales taxes revenues from this site. DISCUSSION OF THE PLANNED DEVELOPMENT PERMIT RESIDENTIAL PROJECT Applicants' Proposal: Pulte Home Corporation, is requesting approval of a residential subdivision to allow 46 small lot single family homes. The proposed layout creates two private streets taking access from the Llewellyn Avenue and an "L" shaped parcel adjacent to San Tomas Expressway. A .4 acre open space with a children's play area has been provided in the center of the residential project. Residential Designs: Three homes plans, ranging in size from 2,200 square feet to 2,632 square feet are proposed. The two story detached home designs accommodate a 4 or 5 bedroom format and a two car garage.. Plan three is the most frequently used and largest of the 3 plan types. The Planning Commission may want to explore varying the ratio of the house designs to incorporate more of the plans 1 and 2 and less of the larger plan 3. Nine different elevations have been presented. The architectural detailing implies traditional "crafted" design elements that are similar to some of Campbell's older neighborhoods. The building elevations appear to provide varied roof slopes and shapes, varying window shapes and styles, balconies and porches, and window box and railing details. Typically, these details are not provided on conventional tract housing. Staff is requesting the applicant provide a materials board and provide sufficient detail of the architectural components to determine if the project meets the objective of a high quality design, as requested by the City Council. To accomplish this objective, the Staff Report - Planning Commission Meeting of September 22, i998 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 6 windows need to be high quality, recessed and provide some of the rich grid detail illustrated on the architectural plans; the roof materials need to provide a variety of quality material styles; and the window planter boxes, wrought iron gates, tile and or brick details need to use authentic materials. The building posts and columns need to be proportional to the building size and the arched stucco areas over the windows need to have a sufficient offset to provide the shadows illustrated on the architectural sketches. The stucco areas imply a smooth texture that require more attention to detail during the application process. Many of the rich details on the front building elevations are not shown on the side and rear elevation sheets. Staff will review the materials with the applicant prior to the Planning Commission meeting and prepare an appropriate condition to ensure the project meets the architectural objectives of the City. Layouts and setbacks: The typical lot size measures 45 feet or 43 feet wide by 70 feet deep and has an average lot size of 3168 square feet The setbacks for typical lots are provided as follows: front yard side yards rear yard Plan 1 13 feet ' 4 feet 13 -18 feet Plan 2 8.5 feet 4 feet 9 -15 feet Plan 3 10 feet 4 feet 15 feet Parking: Each residence has been provided a two car garage and 42 of the residences have driveway apron parking spaces. Thirty on-street parking spaces are shown resulting in a parking ratio of 4.4 parking spaces per unit or a total of 206 spaces for this portion of the project. The parking provided exceeds the parking standard of 3.5 spaces per unit required by the parking ordinance. Circulation: A majority of the private streets have a nominal width of 28 feet with the inclusion of rolled curbs. This street profile accommodates two travel lanes and a parking lane on one side of the street. Some of the streets provide 20 foot widths with no on street parking. Two of the proposed roadways intersect the parking area of the hotel and have a narrowed driveway for service vehicles (garbage and delivery trucks) and emergency vehicle access. This area has been shown as a cobble treatment to discourage usage from outside the development but will be available for use by residents of the new development. Noise: The noise assessment recommends a 9 fi. wall along the San Tomas Expressway frontage that steps down in height to 6 feet adjacent to the neighboring properties to the Staff Report - Planning Commission Meeting of September 22, t :~98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 7 south and north of the residential project. The applicant is proposing a split face concrete block design for the sound wall. The long term viability of this project relies heavily on the ability of the sound wall to screen out much of the expressway noise. The noise consultant advised staff that a wall will provide approximately 1 decibel of noise reduction for each foot of wall height. Staff would like to explore increasing the wall height along the expressway, extending the length to minimize noise flanking around the wall and adding an open ornamental metal fence along the expressway frontage to enhance the noise attenuation qualities and attractiveness of the wall. Staff is recommending a condition of approval that a specific fencing and wall plan be reviewed and approved by the Community Development Director with the intent of enhancing the noise attenuation characteristics and attractiveness of the fencing plan. Landscaping and tree retention: The applicant has submitted a conceptual landscape plan which illustrates the following: · Provision of landscaping in the median of San Tomas Expressway · Renovation and improvement of existing landscaping along the San Tomas Expressway frontage. · Provision of a .4 acre open space area at the interior of the project accommodating a children's play area and open turf areas. · Approximately 75 street trees throughout the residential project. · Landscaping of the street yard areas of the residences. · Preservation of 59 of the 116 trees inventoried on the property per the tree report. · Installation of the boulevard treatment and landscaping along the Hamilton Avenue. · Screen walls and trellises for privacy of the hotel spa and meeting room area. Staff recommends a condition of approval that the landscaping and irrigation plan be reviewed and approved by the Community Development Director upon recommendation of the Landscape Advisor. HOTEL PROJECT Applicants' proposal: Larkspur Hospitality, is proposing the construction of an extended stay business hotel. The proposed hotel would accommodate 116 rooms and would be constructed in a three and four story structure. The hotel reasonably approximates the height of the office buildings located on the north side of Hamilton Avenue and west of the San Tomas Expressway and will help to provide a balanced building height around this important intersection. Staff Report - Planning Commission Meeting of September 22, t :~98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 8 Design: The hotel building design is proposed as a craftsman style with decorative trusses, rafters, stepped and staggered roof elements, and a decorative stone veneer base. Window treatments have been shown as a grid window system with a horizontal grill treatment shown below the sill for room ventilation. Roofing is shown as shake style roofing material. The building elevations have been enhanced with a heavy timbered lobby entrance, the provision of decks on the upper story with decorative iron work and a foamed band at the third story level. The design is compatible with the predominately suburban surroundings of the site. Site Plan: The site plan illustrates the placement of an "L" shaped building on the 2 acre site. Two of the driveways take access from the Hamilton Avenue and a third access is provided from Llewellyn Avenue. As previously discussed, two service and emergency vehicle accesses are provided to the adjacent residential development. Circulation/Street Improvements: The applicant is installing the boulevard streetscape standard along the Hamilton Avenue. This improvement would removed the standard commercial sidewalk and replace it with a ten foot planting strip, a 7 foot sidewalk and a ten foot planting strip. The site plan illustrates that approximately 26 percent of the site will be landscaped. Signing: The elevations indicate the provision of signing on the building elevations. Staff is recommending that the sign request be handled through a separate signing program approval. This recommendation is reflected in the conditions of approval. If the signing proposal does not comply with the signing regulations, the sign program will return to the Planning Commission for consideration. TENTATIVE SUBDIVISION MAP The applicant has submitted a tentative subdivision map that proposes creation of 47 lots and two common lots for the proposed project. The hotel lot is approximately 2 acres and the 46 single family lots have a square footage range from 3,010 to 4,904 square feet or an average lot size of 3,168 square feet. Lot A accommodates the private streets for access to the residential lots and Lot B is the proposed .4 acre open space area. The proposed map is consistent with the plans submitted for the Planned Development Permit and the requested General Plan Amendment. SITE AND ARCHITECTURAL REVIEW COMMITTEE This application was presented before the Site and Architectural Review Committee at its meeting of September 8, 1998. The Committee was supportive of the architectural designs presented but expressed the following concerns regarding the project: Staff Report - Planning Commission Meeting of September 22, ~ ~98 GP 98-01/PD 98-03/TS 98-01 - 550 West Hamilton Avenue Page 9 Residential Portion The overall density appeared to crowded, thus creating minimal yard spaces for the residential units. The setbacks between units and the setbacks to San Tomas Expressway were of specific concern. · That the site plan clearly delineate on street parking · That the open space area be enlarged if possible. Hotel Portion · That the presented parking did not satisfy the parking standard of one space per room and that the applicant should present a study to support their requested parking ratio. · That the amount of landscaping proposed adjacent to the expressway needs to be increased. Attachments 1. Finding for Approval of GP 98-01 and Land Use Map Exhibit 2. Finding for Approval of PD 98-03 3. Conditions of Approval and Development Schedule for PD 98-03 4. Finding for Approval of TS 98-01 5. Conditions of Approval for TS 98-01 6. Expanded Initial Study and Mitigated Negative Declaration 7. Reduced Exhibits 8. Letter Larkspur Hospitality September 15, 1998-Parking Ratio 9. City Council Report- General Plan Authorization- June 16, 1998 10. Location Map Submitted by: ~-'~~~ Tim J. Hal(e~, Asso6fate Planner Approved by: 'S"haron Fierro, Senio Attachment #1 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. GP 98-01 SITE ADDRESS: APPLICANT: P.C. MEETING: 550 W. Hamilton Avenue Pulte Home and Larkspurs Hospitality September 22, 1998 Planning Commission Findings for Approval of a General Plan Amendment The Planning Commission finds as follows with regard to File No. GP 98-01: 1. The proposed mixed land use of Low-Medium density residential and Commercial establishes a desirable land use pattern in this neighborhood. 2. The proposed land use amendment is consistent with other General Plan Elements as follows: A. The residential designation allows the creation of additional housing stock and furthers the objectives of the Housing Element by diversifying available housing stock. B. The intensity of development is supported by the existing traffic circulation system and is consistent with the Circulation Element. C. The project site is so situated that it is located within reasonable proximity to open space and public facilities furthering the Open Space goals of the community. 3. The mixed use land use retains and provides for the establishment of a commercial land use along the Hamilton Avenue frontage. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed land use amendment establishes a desirable land use pattern. 2. The development and uses will be compatible with the other General Plan Elements and will aid in the harmonious development of the immediate area. 3. An initial study has been prepared concluding that no unmitigated impacts have been found for the project. 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. Attachment #2 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 Planning Commission Findings for Approval of a Planned Development Permit The Planning Commission finds as follows with regard to File No. PD 98-03: 1. The proposed Planned Development Permit is consistent with the recommended mixed Land Use for the project site.. The proposed residential density of 9 units per gross acre is consistent with the density allowance of 6-13 units per gross acre as permitted under the General Plan land use designation of Low-Medium Density Residential for the project site and the Commercial intensity is similar to other commercial developments in the community. o The individual character of the home designs and the residential style of the hotel are consistent with other developments in the surrounding area and is consistent with the development standards for residential uses and commercial uses in the neighborhood. 4. The massing of the project and the building setbacks and layouts integrate the proposed uses into the neighborhood of the project site. The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the residential project. o The proposed residential project provides a common open space area of .4 acres for the use and enjoyment of the residential uses and provides a high quality residential design. o The proposed hotel project provides a viable commercial use along Hamilton Avenue which is compatible and complements the proposed residential use as well as the surrounding commercial uses. o The proposed project provides an attractive street frontage through the installation of landscaping along San Tomas Expressway, the installation of a boulevard treatment along West Hamilton Avenue and enhanced landscaping and building setbacks along the Llewellyn Avenue frontage. PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 2 An initial study was prepared for this project and concludes that there are no unmitigated significant environmental impacts and that the project approval includes mitigation measures to reduce the noise impacts to less than significant Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. o The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the recommended general plan designation of the property; and 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. A initial study has been prepared which concludes that a mitigated Negative Declaration should be prepared. o 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. 7. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Attachment #3 PLANNING COMMISSION RECOMMENDED CONDITIONS OF APPROVAL FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: PuRe Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted to construct a 46-Iot detached single family development on the southerly portion of the project site and a 4 story 116 room hotel on the northerly portion of the property located at 550 West Hamilton Avenue. The building designs shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan prepared by Charles Davidson Company, dated on August 31, 1998. B. Building elevations and floor plans prepared by, Hove Design Alliance, Architects, received August 1998. C. Tentative Subdivision Map prepared by Charles Davidson Company, Civil Engineer, dated and received on August 31, 1998. D. Site plan, building plans and elevations prepared by MGA Architecture dated June 12, 1998. 2. Building Details and Colors: *Staff is preparing detailed architectural conditions for this project to assure a high quality development. These conditions will be presented at the Planning Commission meeting. 3. Building Division Submittals: The applicant shall provide a copy of the conditions of approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 2 Landscaping: The applicants shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. A. All street trees to be a minimum 24" box size. B. Removal of any trees shall require replacement of trees on site in accordance with City's Water Efficient Landscape Standards (WELS). C. All landscaping installed as required per the approved landscape plan shall be maintained in good health. D. Landscape Plan to include the upgrading of landscaping along the Expressway frontage and the landscaping of the median consistent with the conceptual landscape plan. Applicant to obtain encroachment permits from Santa Clara County for all work performed within their right-of way. E. Landscape Plan to include improvements of the open space area, front yards of the residential units, and the hotel project. 5. Parking and Driveway: All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. Ao Applicant to provide further detail of the full access driveways between the residential project and the hotel. Appropriate easements shall be create to allow general use and to facilitate both pedestrian and vehicular access. B. C, C & R's shall provide for maintenance and use of the access drives. C. Each garage shall have an automatic garage door. Covenants, Codes and Restrictions (CC&Rs): The residential applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director a copy of the maintenance agreement and CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Description and map illustrating "common" areas to be maintained and ensure that the open space area and streets are available to the public. CONDITIONS OF APPROVAL -- FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 3 D. Provision of maintenance for "common" landscaping within the project site by the homeowner's association. E. Provision for the long term property maintenance for the driveway and landscaping to be repaired, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas. G. Provision for use of open space area to not be restricted to the residents of the subdivision. H. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. Park Impact Fee: A park impact fee of $7,035 per unit for a total of $323,610 is due upon development of the residential project. Credit in the amount of $10,990 will be given for the existing single-family residence. Full payment of this fee is due prior to issuance of a certificate of building occupancy. Fences and Wall Plan: The applicants shall install fencing and sound walls consistent with the recommendations of the noise assessment and the conceptual landscaping plan. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department prior to the issuance of building permits. Wall plan to include a 9 foot wall along San Tomas Expressway, stepping down to a 6 foot wall along the other perimeters of the project. The wall plan shall include a stepped wall design between the hotel and the Expressway and shall be reviewed in conjunction with the Noise Assessment Report prepared by Edward Pack and Associates. Staff would like to investigate exploring higher wall heights where appropriate. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 10. Location of Mechanical Equipment: No mechanical equipment, i.e. air conditioning units, shall be located within the common lot or within commonly maintained areas of the project site. CONDITIONS OF APPROVAL --FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 4 11. 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 Division. 12. Trash Disposal/Recycling: The applicant for the hotel 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. 13. On-site lighting: On-site lighting for the hotel shall be shielded away from adjacent residential properties and directed on site. Lighting plan to be reviewed and approved by the Community development Director prior to the issuance of building permits CENTRAL FIRE DISTRICT: 14 Development review: Review of this developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall apply to the Building Department for applicable construction permits. 15 Set up Pads: Provide four 30' x 60'aerial ladder truck set up pads as required by the Fire Marshall for the hotel site. 16 Required fire flow: Required fire flow for this project (residential portion) is 1000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing 17 Public Fire Hydrants(s) Required: Provide 5 public fire hydrants(s) at locations(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual. If area fire hydrants exist, reflect their location on civil drawings included with building permit submittal. Required fees to be paid ASAP to prevent engineering delays. CONDITIONS OF APPROVAL -FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 5 18 Fire Apparatus (Engine) Access Roads Required: Provide access roadways throughout the residential development with paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standards details and Specifications A-1. 19 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 the 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet parking will be allowed on both sides of the roadway,. Roadway widths shall be measured face to face off curb. Parking spaces are based on an 8 ft. wide space. 20 Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Governmental standards and the Fire department Standard details and Specifications A-6. 21 EVA and Service Driveways: A minimum unobstructed width of 12' shall be provided. Curbing if any shall be rolled. Provide a civil drawing reflecting dimension of any such curbing. Provide a EVA per detail A-4 standards and specifications. BUILDING DIVISION: Residential: 22. Provide grading and drainage plan prepared by a licensed Engineer prior to issuance of building permits; provide an as built report by the same engineer at the time of final inspection. 23. Provide a compaction report on the footings and slabs prepared by a licensed Engineer, prior to pouring the foundations. 24. Provide a setback and elevation report prepared by a licensed Engineer or Surveyor to pouring the foundation. 25. Hotel Provide two (2) hour Area Separation Walls as required; independent stairways required for each separate area. One and one-half(1.5) hour fire resistive rating required in all openings in ASW.per UBC 504.6 CONDITIONS OF APPROVAL -FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 6 26. Walls and floors separating guest rooms are one(l) hour fire resistive construction per UBC 310.2.2. PUBLIC WORKS DEPARTMENT: 27. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. The tentative map shall include the entire site and shall address the previously transmitted incompleteness comments (8/20/98). The current application processing fee is $2,150. 28. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of fees of $ 5,276.25 for each residential lot. The current fee is $5,276.25 X 46 lots = $242,707.50. 29. Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 30. Preliminary Title Report: Prior to recordation of the Final Parcel Map, the applicant shall provide a current Preliminary Title Report. 31. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. 32. Easements: Prior to recordation of the Final Parcel Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. CONDITIONS OF APPROVAL -FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 7 33. 34. 35. Street Improvements: Prior to recordation of the Final Parcel Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: · Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. · Construction of storm drain inlets at intersection of private drives (no valley gutters).. · Construction of new accessibility ramps at private drives. BOTH FRONTAGES: · Conforms to existing improvements. · Signing/striping as determined necessary. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. County Right-of-Way: The Applicant shall obtain permits from Santa Clara County for any work within the County right-of-way. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. CONDITIONS OF APPROVAL - FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 8 36. 37. 38. 39. 40. 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. The applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and the Appendix of Chapter 33. The final grading and drainage plan shall address all previous comments and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. CONDITIONS OF APPROVAL - FILE NO. PD 98-03 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 9 41. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. The applicant shall comply with the Califomia Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. 42. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. 43. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. 44. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attorney, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. 45. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. Attachment//4 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 Planning Commission Findings for Approval of a Tentative Subdivision Map The Planning Commission finds as follows with regard to File No. TS 98-01: The proposed subdivision density of 9 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Medium Density Residential land use proposed on the Land Use Element of the General Plan. 2. An initial study was prepared for this project and no significant environmental impacts were found. o The provision of a maintenance agreement and CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. 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. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions, will have a significant adverse impact on the environment. 4. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Attachment #5 PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted for a Tentative Subdivision Map allowing the creation of 46 residential lots, two common lots, and one commercial lot for the development of a project on property located at 550 West Hamilton Ave. The map shall substantially conform to the map prepared by Charles Davidson Co, Civil Engineer, dated as revised on August 31, 1998, except as may be modified by the Conditions of Approval herein. 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 on the property shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. 3. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. Park Impact Fee: Applicant shall be advised that a park impact fee is required in addition to the Park In-Lieu Fee prior to occupancy of any of the residential units. Credit shall be given for the existing single-family residence on the property. Tree Protection/Replacement Plan: Applicant to submit a tree protection plan for approval by the Community Development Director addressing retention of existing trees and replacement of removed trees consistent with the Water Efficient Landscaping Standards (WELS) prior to issuance of building permits. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page2 o Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney, City Engineer and Community Development Director prior to recordation of the final parcel map a copy of the CC&Rs which includes the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Description and map illustrating "common" areas to be maintained. D. Provision of maintenance for "common" landscaping within the project site by the homeowner's association. E. Provision for the long term property maintenance to be repaired, and/or replaced as necessary walls. F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas and shared building walls and roofs. G. Naming of the City as a third party beneficiary with the opportunity to lien properties for any breach of the maintenance agreement and CC&Rs. PUBLIC WORKS DEPARTMENT: Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a complete Tentative Subdivision Map to combine and reconfigure the lots as shown on the site plan. The tentative map shall include the entire site and shall address the previously transmitted incompleteness comments (8/20/98). The current application processing fee is $2,150. Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of fees of $ 5,276.25 for each residential lot. The current fee is $5,276.25 X 46 lots = $242,707.50. Final Map: Prior to issuance of any building permits for the site, the applicant shall submit and process a Final Tract Map for recordation upon approval by the City Council. The current plan check fee is $1,380 plus $25 per parcel. 10. Preliminary Title Report: Prior to recordation of the Final Parcel Map, the applicant shall provide a current Preliminary Title Report. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 11. 12. 13. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue frontage to accommodate 17 feet of public right-of-way behind the existing face of curb. Applicant shall cause to be prepared all documents necessary to record dedication and submit to the City for review. Easements: Prior to recordation of the Final Parcel Map, the applicant shall cause easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc., as necessary. All private streets shall be Public Utility Easements, not Public Service Easements. Street Improvements: Prior to recordation of the Final Parcel Map, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public street improvements, as required by the City Engineer. The plans shall include the following: HAMILTON AVENUE FRONTAGE: Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting system, street trees and irrigation system. · Installation of City Standard boulevard treatment, accessibility ramps, driveway approaches (ADA compliant), City standard street lights with new conduit, conductors, and pull boxes. · Removal/relocation of utilities as necessary to accommodate new sidewalk. · Show location of City/County right-of-ways. LLEWELLYN AVENUE FRONTAGE: · Removal of existing driveway approaches and installation of City standard driveway approaches (ADA compliant). · Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City standard commercial sidewalk, curb and/or gutter. · Removal of liquid amber street trees and replacement with new City standard street trees and irrigation. · Construction of storm drain inlets at intersection of private drives (no valley gutters).. · Construction of new accessibility ramps at private drives. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 4 BOTH FRONTAGES: Conforms to existing improvements. Signing/striping as determined necessary. · Installation of all existing and proposed water meters and sewer cleanouts on private property behind the public right-of-way line. 13. County Right-of-Way: Applicant shall obtain permit from Santa Clara County for any work within the County right-of-way. 14. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 15. .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 companies. 16. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation and/or abandonment of all utilities within the public right-of-way. Streets which have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and jacking for all new utility installations. The applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation and/or abandonment. 17. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the street improvement agreement and the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 18. 19. 20. 21. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, and prepare an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. The final grading and drainage plan shall address all previous cormnents and shall include all information required by the Public Works Department's grading and drainage checklist. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. The applicant to investigate reduction in fill at northwest comer of the residential project. 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. The current fee is $2,250 per acre for the residential acreage and $2,500/acre for the hotel parcel. National Pollution Discharge Elimination System: The applicant is advised that the Regional Water Quality Control Board requires that all construction projects on sites larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit conditions may require construction and post-construction storm water management plans. The applicant is responsible for obtaining this permit, providing plans and paying associated fees. Copies of the permits shall be provided to the Community Development and Public Works Departments prior to the issuance of building permits. The applicant shall comply with the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits, the applicant shall comply with any requirements of the Santa Clara Valley Water District, including Ordinance 83-2 and subsequent amendments. PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. TS 98-01 SITE ADDRESS: 550 West Hamilton Avenue APPLICANT: Pulte Home and Larkspur Hospitality P.C. MEETING: September 22, 1998 page 6 22. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the record map, as determined by the City Engineer. 23. Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City Attorney, City Engineer and Community Development Director, prior to recordation of the Final Map and CC&Rs. 24. Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit for removal of existing structures. I. RKSPUR HOSPlT~,L, ITY Larkspur Hospitality Development Office Phone 916.965.1690 Fax 916.965.1693 4401 Hazel Avenue Suite 225 Fair Oaks, CA 95628 September 15, 1998 Mr. Tim J. Haley City of Campbell Community Development Department 70 North First Street Campbell,CA 95008 Dear Mr. Haley: We have reviewed the actual parking used at other hotels we currently operate. Our evaluation showed that on the average, only two cars were parked on our sites for every three rooms that are occupied. This .67 ratio of "actual useage" is well below the .89 ratio that has been assigned for our proposed Larkspur Landing Hotel. The 103 parking stalls shown will be more than adequate for the successful operation of our facility. Sincerely, Greg Martin Project Manager/~Erltitlements Development Office FAX TRANSMISSION DAVID J. POWERS & ASSOCIATES, INC. 1885 THE ALAI~EDA, SUITE SAN dOSE, CA 95 ! 26 (408) 24~5-3500 FAX- (4~8) ~48~4 I To: Fax #: From: Subject: Tim Haley 866-8381 Jodi Starbird Pulte Homes Project Date: September 3, 1998 Pages: 5, including this cover sheet. COMMENTS: Here is the revised traffic sections of the report. I was able to make the corrections in both the text and the tables. Read them over and make sure I got everything. How do you want to handle the other comments? Do you want to see a screencheck? Let me know. TABLE 3 PROJECT LEVEL OF SERVICE "Background" "Project" Conditions Conditions Intersection Peak Average Level Average Level Change in Hour Intersection of Intersection of Average Delay Service Delay Service Intersection (SecJVeh.) (Sec.Neh.) Delay (Scc.Neh.) W. Hamilton AM 41.8 E 41.9 E +0.1 Ave./San Tomas Expwy. PM 63.1 F 60.8 F -2.3 W. Hamilton AM 14.7 B 14.6 B -0.1 Avc./Llewellyn Ave. PM 17.0 C 15.5 C -1.5 Therefore, the results of the traffic analysis indicates that the proposed project would reduce traffic impacts in the project area, when compared to the existing development on the site. The proposed project would not result in a significant traffic impact at any of the study intersections, including the CMP intersection, based on City of Campbell and VTA standards. Emergency ~4ccess Access to the proposed hotel portion of the project would be provided via two driveways on West Hamilton Avenue and one on Llewellyn Avenue (Figure 4). Access to the single-family residential portion of the site would be by way of two 36 foot wide private streets from Llewellyn Avenue, as shown on Figure 6. All roadways would be constructed to Fire Department standards to allow emergency vehicles access to the site. In addition, two emergency vehicle access points are proposed between the two uses, as shown on Figure 4. Neighborhood Access The proposed project is expected to result in less cut-through traffic in the nearby neighborhoods than from the existing development (refer to Figure 8). The uses on the site generated "local" trips by nearby residents who would be more likely to know the local street system, thus generating cut-through traffic to the commercial destination. Traffic with the hotel as its destination would be less likely to be familiar with local street patterns, thereby confining travel to major arterials. Furore residents of the 46 homes proposed for the site would also generally travel on the major adjacent arterials'to jobs located mainly to the north. Upo~ompletion, the project proposes to provide 58 standard, 41 compact car, and 4 haddicapped parking spaces for the proposed extended stay hotel portion of the project. The single-family residential portion of the project is proposing to provide 92 garage, 84 apron and 35 on-street parking spaces. These numbers are all within the City of Campbell's parking Pulte Homes/Larkspur Landing 44 Expanded Ad. Draft Initial Study August 1998 conditions. LOS analysis balances the capacity of an intersection with the amount of trail'lc which attempts to travel through it. Two intersections were evaluated as part of the traffic analysis: West Hamilton Avenue/San Tomas Expressway and West Hamilton Avenue/Llewellyn Avenue. The local roadway network can be seen on Figure 7. TRAFFIX Method The level of service method used in this anaIysis (TRAFFIX computer model) evaluates an intersection's operation based on the average stopped vehicle delay. The average delay is then correlated to a level of service. An acceptable level of service for intersections in the City of Campbell is considered to be LOS E or better for arterial to arterial street intersections, and LOS D or better at all other intersections. The intersection of West Hamilton Avenue and San Tomes Expressway is a Congestion Management Program (CMP) intersection. The level of service standard for this intersection is "E'. Existing Levels of Service Existing peak hour traffic information was obtained from the City of Campbell and supplemented with peak hour counts by Pang Engineers, Inc. The results of the counts are shown in Table 1. According to the City's methodology, the study intersections are currently operating at an acceptable level of service. TABLE 1 EXISTING LOS USING TRAFFIX METHOD Intersection Peak Hour Average Intersection Level of Service Delay (SecdVeh.) West Hamilton AM 41.1 E Avenue/San Tomas Expressway PM 60.1 F West Hamilton AM 11.1 B Avenue/Llewellyn Avenue PM 13.7 B Background Conditions Background conditions are defined as existing traffic volumes plus traffic generated from approved but not yet built projects in the vicinity. This definition ensures that project impacts are accurately evaluated against "real world" conditions. The project site currently contains vacant commercial buildings, which could be reoccupied by similar uses without requiring any discretionary actions by the City of Campbell. Therefore, since these uses are considered to be entitled, the "background" conditions are defined to include the existing plus these entitled trips.: According to the City of Campbell, there are no other"approved" trips at this time in the :If the City of Campbell chooses not to approve redevelopment of this site, it is reasonable to assume that the property owner will choose to continue the commercial uses on the site. Minor remodeling can occur with issuance of building permits, which do not require discretionary action or CEQA review by the City. Pulte Homes/Larkspur Landing 17 Expanded Ad. Draft Initial Study August 1998 Thresholds of Significance For the purposes of this project, a transportation impact is considered significant if the project would: cause a City of Campbell arterial street or a freeway ca/off ramp intersection to deteriorate below LOS E; or cause a City of Campbell local intersection to decrease below LOS D; or cause a CMP intersection that is at LOS E or better, to deteriorate below LOS F, or if a CMP intersection is currently operating at LOS F, to cause an increase in average intersection delay of 4 seconds or greater, or an increase in the volume to capacity ratio of 0.01. Trip Generation The existing project site is currently developed with commercial uses. Traffic from these commercial uses have been estimated, using the most recent Trip Generation Manual produced by the Institute of Traffic Engineers. It is estimated that the existing development generated approximately 3,365 trips per day, with 125 AM peak-hour trips and 322 PM peak hour trips. The extended stay hotel and single-family residential uses proposed for the site are estimated to generate approximately 1,350 trips per day, with 109 AM peak-hour trips and 125 PM peak-hour trips. Therefore, the proposed project would result in a net decrease in trips generated: 2,015 fewer trips per day, with 16 fewer AM peak-hour trips per day and 197 fewer PM peak-hour trips per day. Intersection Level of Service The trips described above were further assigned to the two adjacent signalized intersections; West Hamilton Avenue/LLewellyn Avenue and West Hamilton Avenue/San Tomas Expressway. Since the site is now vacant, the project will increase traffic above the existing level. However, when compared to the background conditions which would be anticipated if the commercial buildings were fully occupied, the peak-hour intersection conditions with the proposed project would be improved, with one exception. There would be a minor increase in traffic at the Llewellyn Avenue/West Hamilton Avenue intersection during the AM peak-hour (Figure 8). The only driveway expected to experience an increase in traffic is the one that provides access to the residences from Llewellyn Avenue. The West Hamilton Avenue/San Tomas Expressway intersection is a Congestion Management Program (CMP) facility. As defined in the Santa Clara Valley Transportation Authority (VTA) guidelines, a signficant impact is defined as creating LOS F, or if the intersection is already at F, then at least an additional 4 seconds of average vehicle delay, or an increase in the volume to capacity ratio of 0.01 must be added. This intersection is currently operating at an LOS of F during the PM peak-hour, based on 1997 monitoring by Santa Clara County (refer to Table 1). The proposed project is expected to improve conditions at this intersection when compared with the previous uses for the site, since the total number of trips travelling through the intersection during both the AM and PM peak-hours will be fewer in the project condition. As shown in Table 3, the average intersection delay improvement in the PM peak-hour is 2.3 seconds per vehicle. Pulte Homes/Larkspur Landing 42 Expanded Ad. Draft Initial Study August 1998 'a I 9685¥S0 'OX As indicated in Table 2, under the background conditions, the intersection of West Hamilton Avenue and Llewellyn Avenue is projected to operate at or above acceptable levels of service according to the City of Campbell's standards. The CMP facility of San Tomas Expressway and West Hamilton Avenue, which currently operates at LOS F under "background" conditions during the PM peak hour. When comparing the "existing" conditions to the "background" conditions, the average intersection delay increases three seconds per vehicle. TABLE 2 BACKGROUND LOS Existing Conditions Background Conditions Intersection Average Level of Average Level of Peak Intersection Service Intersection Service Delay Delay Hour (SecJVeh.) (Sec. Neh.) West Hamilton AM 41.1 E 41.8 E Avenue/San Tomas Expressway PM 60. I F 63.1 F West Hamilton Avenue/ AM 11.1 B 14.7 B Llew,,llyn Avenue PM 13.7 B 17.0 C VEGETATION AND WILDLIFE A field reconnaissance survey of the project site was conducted in August 1998 by David J. Powers and Associates. The majority of the project site is urban in nature and includes paved surfaces, buildings, omamental landscaping, and trees. The vegetation provides marginal habitat for animal species adapted to human encroachment such as blue jays, robins, and ground squirrels. Special Status Plants and Animals Special stares plants and animals are those species listed under the State and Federal Endangered Species Acts, plants listed by the California Native Plant Society's Inventory of Rare and Endangered Vascular Plants of California, and animals designated as Species of Special Concem by the California Department of Fish and Game. No special status species that occur in the Campbell area are known to inhabit the project site. The habitat needed to support these species (i.e., wetlands, serpentine soils, etc) are not found on the project site. Tree Survey A tree survey was completed for the site by Bio Tech Services (refer to Appendix B). Trees greater than 2" in diameter were evaluated to determine: I) species; 2) size; 3) health and structure; 4) suitability for preservation; and 5) location. Of the 116 trees identified on the site, 59 were rated as having good suitability for preservation. Of the remaining trees, 29 had Pulte Homes/Larkspur Landing 19 Expanded Ad. Draft Initial Study August 1998 FAX TRANSMISSION DAVID J. POWERS & ASSOCIATES, INC. 1885 THE ALANEDA, SUITE 204 SAN UOS~', CA 95 ! 2~ (~08) ;~4~'3500 FAX: (a08) 248'CJ841 To: Tim Haley Fax #: 866'-8381 From: Jodi Starbird Subject: Pulte Homes Project Date: September 3, 1998 Pages: 5, including this cover sheet. COMMENTS: Here is the revised traffic sections of the report. I was abIe to make the corrections in both the text and the tables. Read them over and make sure I got eveDrthing. How do you want to handle the other comments? Do you want to see a screencheck? Let me know. City of Campbell -- Community Development Department 70 N. First Street~ Campbell~ CA 95008 Transmittal To: From: Subject: Jodie Starbird David Powers and Associates Tim J. Haley, Associate Planner k~" Comments on Administrative Draft Pulte Homes/Larkspur Landing 550 West Hamilton Avenue Date: September 2, 1998 In response to the your requests please find enclosed a red lined copy of the administrative draft of the expanded initial study for the subject development.. I have noted below the pages and subject matter of the noted comments. 1. page 1 Project overview - Dennys was vacated in early 1998 and Best was vacated in 1997 2. page I Project description -The proposed project would necessitate the removal or demolition of the commercial buildings and the existing residence. Hotel has 116 rooms The P-D zone requires consistency with General Plan. The request P-D Permit would be consistent with the proposed General Plan land use. 3. Figure 2 Show the creek in that it is referenced later in the report. 4. Figure 3 Change to one residence and add use across Hamilton 5. page 8 -Parking -Discuss parking standards and the total provided. The Planning Commission will approve an adjustment for the hotel 6. page 8 -project schedule- provide a time period 6 months to one year. 7. page 9- Water Quality Control Different discussion no increase 8. page 10- Santa Clara Valley Urban Runoff discussion some increase? 9. page 10 - Congestion Management -November 1997 10. page 10 -Expand- a little to discuss minor improvements 11. page 13 -Land - add offices to surrounding uses 12. page 13- the Shannon fault which is and associated fault of the San Andreas 13. page 16 - Table 1 revise and complete table 14. page 18- Table 2 revise and complete 15. page 36-Table 3 Background + Project 16. I have enclosed comments from Peter Eakland with changes on pages 16, 18 and 36 with revised calculations and a new table 3 to follow. August 28, 1998 .o¥ CITY OF CAMPBELL Community Development Department · Current Planning NOTICE OF PUBLIC ItEARING AND NEGATIVE DECLARATION Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, September 22, 1998, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for: Approval of a General Plan Amendment (GP 98-01) to change the Land Use Element of the General Plan from Commercial to a mixed land use of Commercial and Low-Medium Density Residential (6-13 units per gross acre); 2. Approval of a Planned Development Permit (PD 98-03) to allow the construction of a 46-1ot single-family subdivision and an approximately 118-room hotel and 3. Approval of a Tentative Subdivision Map (TS 98-01) to allow the creation of 48 lots on property located at 550 W. Hamilton Avenue in an PD (Planned Development/Commercial) Zoning District. A Negative Declaration has been prepared for this project. A copy of the Negative Declaration and Initial Study is available for public review at 70 N. First Street, Campbell. Any comments regarding the recommended Negative Declaration and the Initial Study must be submitted to the Planning Department by September 18, 1998. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140. Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. i~0~0 ~¢~.~ .fgfl0~jfl }{ __ ~ ~?.. [~9!?_90 PLA~G COMMISSION ~EO~ OF T~(gC0U~ CLERK -:~ _~ __~. CITY OF C~PBELL 8~ ~[~~...~ STEVE PIASEC~ PLEASE NOTE: ~w~:~alling~t~ about this Notice, please refer to File No. GP 98-01~D 98-03/TS 98-01 Address: 550 W. Hamilton Avenue 70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 ' TDD 408.866.2790 ublic works EMORANDUM To: From: Subject: Date: Distribution List: Bill Helms, Bob Kass, Steve Piasecki, Tim Haley, Sharon F ierr°' Kirk Heinrichs' and Bill S'ali~maan. e~~b~~ __~_ Peter Eakland, Traffic Engi ,~//"~'- Developments Discussi°n °f Impact Thresh°las and Trip Credits"f~°r eulte H°mes and eegasu~ / August 19, 1998 This memo documents the assumptions that have been made for both the Pulte and Pegasus projects in establishing impact thresholds and developing the Existing + Approved (E+A+and Existing + Approved + Project (E+A+P) scenarios that are the basis for establishing whether or not a proposed project has significant impacts. References are to the approved VTA "Transportation Analysis Guidelines". It fully addresses, I hope, issues that have arisen in how to perform the environmental analyses for these two projects. The TIA guidelines are used for the preparation of traffic impact studies throughout Santa Clara County and, thus, are the basis of traffic analysis contained in environmental reviews and impact studies. As all cities have agreed to have the same guidelines, a project can be analyzed whose potential impacts extends across several jurisdictions. Cities have the option of implementing measures that are more restrictive, such as adopting traffic impact fees or higher level of service thresholds for non-CMP intersections. The City, of Campbell has chosen to utilize the CMP TIA guidelines as adopted, except that its acceptable level of service is D for most non-CMP intersections rather than E. Impact Thresholds There are two levels of thresholds that define whether or not a project impacts the roadway system. For intersections that are not at Level of Service (LOS) F, then an impact occurs if the p/'oject trips "cause traffic LOS on a CMP facility (roadway or intersection) to fall from LOS E or better to LOS F" (Section 10.1.1). For intersections already at LOS F under background conditions, then an impact occurs if "addition of the project traffic increases the average stopped delay for critical movements by four (4) seconds or more, and. project traffic increases the critical v/c value by 0.01 or more" (Section 10.1.1). In some cases, it may actually be better for a project for an intersection to be at F for the E+A scenario. For example, if there were a 3 second delay that caused the LOS to go from E to F, there would be an impact; but if the intersection were already at F, then there would be no impact. Distribution List Page 2 August 19, 1998 It is important to recognize that the comparison is not based on existing conditions but on the E+A conditions. The fact that the Hamilton/San Tomas Expressway intersection is at LOS F for the first time triggers the need for the problem to be addressed through a deficiency program (local ancldor regional) but does not require mitigation by a development unless the impact threshold is exceeded. For the situation with Pulte, LOS F without question is reached for background (E+A) conditions, as this scenario includes the recent commercial on the project site. Thus, impact is defined according to the delay and v/c criteria described above. For Pegasus, there are no LOS F intersections for the E+A conditions and, thus, the appropriate threshold is going from LOS E to Trip Credits 1. Pulte Homes For this project, the most recent development was a discount department store (Best) and a sit- down restaurant (Denny's). The owner retains the development rights for the same size and type of facilities. In other words, he has the fight to put into existing buildings similar businesses. The TIA guidelines speak clearly to the issue of trip credits for vacant or underutilized land with development rights. According to Section 4.1, ... the number of trips originally associated with that development may be included in the background conditions. The background trips associated with the vacant or underutilized development should be estimated fi'om trip generation rates, size, and land use type of the existing site. The "project trips" would be the additional trips generated by the re- occupancy of the site, i.e. the total number of trips generated by the proposed project minus the estimated background tripos of the vacant or underutilized development. The key issue is the status of the development rights, and the developer clearly has the right to occupy the site with businesses similar to those that have been vacated in the past two years. It should be noted that the wording "may be included" has been used. I interpret this to mean that an agency could decide not to include the trips based on adopted criteria, such as the time period ~or which the site has been vacant. However, the City does not have any such criteria that is in force for the site; and the vacancy period appears to be reasonable given the need to find a buyer for the property, to obtain financing for a new development, and to do preliminary planning for the development. In summary, it is highly defensible for the City to credit the developer for the trips that most likely occurred when the site was fully occupied. 2. Pegasus Development Distribution List Page 3 August 19, 1998 For Pegasus, the issue of trip credits is somewhat different. The original development approved in 1985 included an office complex and a 250 room hotel. The City at that time required the developer to provide mitigations for the entire project, including the hotel. During the period covered by the development agreement, the developer constructed the office complex but not the hotel. The TIA guidelines also speak clearly to this situation. They make a distinction between a single project and a project whose phases are analyzed separately. When separate facilities or land uses on a single site are treated as a single project, and mitigations are provided for the entire project; then development rights apply to the entire project. From Section 6.2 of the TIA guidelines for projects that are granted full entitlement, If the entire long-term project is to receive development entitlement, the TIA guidelines must be followed to analyze transportation impacts associated with the entire long-term project. This analysis shall set the likely magnitude of mitigations required of the developer. Although the TIA guidelines did not exist in 1985, the developer complied with its provisions, as mitigations were implemented that accounted for the entire development. Thus, the project has retained its full trip entitlement even though the period covered by the development agreement has ended and the hotel has not as yet been built. The developer would today have the option of applying for a 250 room hotel and, if approved by the City, could built the facility without paying for any traffic mitigations, irrespective of the level of service at adjacent intersections. Likewise, from a traffic mitigation perspective, the developer would have the option of proposing a different development and receiving credit for the trips that would have been generated by the hotel; and this is the course of action that is being pursued. If the full development does not occur within the next five years, the City would be in the same position in which it finds itself now. A TIA analysis would have been prepared for a project that was not completely built. As the mitigations are based on the complete project, the developer would retain the rights for the number of trips that were not built after that period, as long as all mitigations were provided. If neither the office building nor hotel are built during the period, the mitigations likely would not have been provided; and the developer would be back in the p'~sition that it finds itself today. Thus, retention of any possible trip credits in the future will depend upon providing all traffic mitigations required by the City. ].!v 7. RI']: Best Products,,"!)enny'~. Property, I:iamiiton & San Tomas. Caml:,bell Pulte Home Corporation !)ear l'4e~g, hbor: ~','-.'lded slav business hotel on thc ~eqt PI,>,J,]O.S'I)c~I~y ,c., ~ tilt,arcnitectar:. '"~ naveOil_, property in late 1~o ,- ea,.iy ' o .... .,. inciuctc 3c;me of "~ - d~,. il'tOM apeea!mg aspec*.s oI the CamcbeU charm. The h,,mes :st, ge ir size fi'om 1,8,30 to z.zo2 square feet. we haw also included a :.>.0vt seua:'e ~bc~ park as. w~q; Thc ba..;c sales prices_ will. _. ~mng-.. f?om. _ it~e Iow.""¢' $4O0.000. !,arK~pur. Hos;;ilalh'v is l~..-)l-~-..,--:."'" ., ;,--, ,o~. build one ,.~f it:; new ~ a;,,.,jr -"--' ',"., Lr:n:uniz" high e~teaded slay hotels, i.(~ric:l~U: Lundings will iacurporate an Arts and C;'afi':; :.irzhi:cctt'.r.:! }iO,.~r % .... ~- o- , _ ,.. Lci:;c/i.,L<.V ,>.,il! 12~turc tl~c i',<,;t advanced ifigh :,:cl'mclogy an',,:,,itie~ ~;.," li;c b;mincs:; ~::.tvcier ,.vilh iod~;ng; "~ ' .-.;.-,~ + *,; several :nonuts. i:ci'or,: '.ye start th5:: process w<.~ ':c,:i i~ is ;mpc,tta?~! to introduce our ccn'u~arti~: and the pro?oscO architecat:'e and site t>la, t to our ncighboi's. O~ %'ednesday, Juh' 22, !998, Ii'om 7;30 toe:.:~t, '~ "~ p.r,:; ::t die Main ' ,,,n ........ ,~'.-.-+ce .- ~;-~. Llewellyn Ave wc a,c ;~oh]ing an 'Open House and will have colored reado~h,i}s Olai;q [~r '/ou to ,,iow. I: 15 odr hooe !hat any om:stions you might have tera','dine }}evei~om~nt process can bc answered at this informal meeting. h>ok iorwa,.'d to meeting ',c,u and discussh'tg our future plans for this r.,-," ;C yet; , 4c, U-., ~ any C;ttegtlOllS, please con;act me aL our P!easamon o[fice, t .... '; r"i t; '1 Ii HOME CORPOtL'V!'!(.)N ..._...-- -.../ -, ,_ ' a ) /,,, :v,,,, , ..g / I x [ t' [/..J/-'; _....- ~' ' ? t t ..~" i(odgc:' C. Semc;' Pr,oiczt Northern California Division, 5976 West Las Positas Boulevard, #100, Pleasanton, California 94588-8543 925/460-0100 Fax 925/460-0278 EDWARD L. PACK ASSOCIATES, INC. 13980 BLOSSOM HILl. ROAO, SUITE 100 ,4coustlcal Consultants TEL: 408.723.8900 LOS GATOS, CA 95032 FAX: 408-723-8099 June 22, 1998 Project No 30-056 Mr. Rodger Miller Puke Home Corporation 5976 West Las Positas Boulevard Suite 100 Pleasanton, CA 94588 Subject: Noise Assessment for the Planned Single-Family and Hotel Development, San Tomes Expressway and West Hamilton Avenue, Campbell Dear Mr. Miller: This report presents the results of a noise assessment initial study for a planned single- family and hotel development at San Tomas Expressway and West Hamilton Avenue in Cmnpbell, as shown on the Site Plan, Ref. (a). The noise exposures at the site were evaluated against the slandards of the City of Campbell Noise Element, Ref. Co), and the State of California Code of Regulations, Title 24, Reft (c), which applies to all new multi- family housing including hotels. The analysis of the on-site sound level measurements indicates that the existing noise environment is due primarily to vehicular traffic sources on San Tomes Expressway and West HamiIton Avenue. The results of the study indicate that noise exposure excesses occur and mitigation measures will be required. Sections I and II of this report contain a summary of our findings and recommendations, respectively. Subsequent sections contain the site, traffic, and project descriptions, analyses, and evaluations. Attached hereto are Appendices A, B, and C, which include the list of references, descriptions of the applicable standards, definitions of the terminology, descriptions of the acoustical instrumentation used for the field survey, ventilation requirements, general building shell controls, and the on-site noise measurement data and calculation tables. MEMBER: ACOUSTICAL SOCIETY OF AMERICA AUOIO ENGINEERING SOCIETY 12/21/98 ~ION 13:59 [TX/RX NO 6162] ~002 -2- I. Summary_ of Findings The noise assessment results presented in the findings were evaluated against the standards of the City of Campbell Noise Element, which utilizes the Day-Night Level (DNL) descriptor. The Noise Elemen~ standards specify an exterior limit of 60 dB DNL for residential exterior areas. A limit of 45 dB DNL is specified for interior living spaces, The Title 24 standards also use the DNL descriptor and specify that when the exterior noise exposures exceed 60 dB DNL at planned multi-family dwelling units an acoustical analysis must be performed to Iimit interior noise exposures to 45 dB DNL or less. The Title 24 standards also specify minimum sound insulation ratings for common partitions separating different dwelling units and dwelling units from interior common spaces. The standards specify that common walls and floor/ceiling assemblies must have a design Sound Transmission Class (STC) rating of 50 or higher. In addition, common floor/ceiling assemblies must have a design Impact Insulation Class (IIC) rating of 50 or higher. As design details for the interior partitions of the project were not available at the time of this study, an evaluation of the interior partitions has not been The noise levels shown below are without the application of mitigation measures and represent the noise environment for existing site conditions. A. Exterior Noise Levels The existing exterior noise exposure at the planned single-family minimum building setback along San Tomas Expressway (85 ft. from the centerline) is 69 DNL. Under future traffic conditions, the noise exposures are expected to increase to 70 dB DNL. Thus, the noise exposures will be up to 10 dB in excess of the standards of the City of Campbell Noise Element and the Title 24 criterion. 12/21/98 M0N 13:59 [TX/RX NO 6162] ~003 DEC-21-'~ 14:~5 ID:ED~M~D L PMCK ~55UC IEL ~U:4~'FZJ~ -3- The existing exterior noise exposure at minimum planned building setback of the hotel from San Tomas Expressway (130 ft. from the centcrline) is 66 dB DNL. Under future traffic conditions, the noise exposure is expected to increase to 67 dB DNL. At the planned setback from West Hamilton Avenue (100 ft. from the centerline) the noise exposure is 63 dB DNL under existing traffic conditions and 64 dB DNL under future traffic conditions. Thus, the noise exposures will be up 7 dB in excess of the standards of the City of Campbell Noise Element standard and the Title 24 criterion. Note that there will be no exterior living areas for the hotel, therefore, mitigation for thc exterior of the hotel will not be required. The Jack-in-the-Box drive-thru menu board speaker faces Llewellyn Avenue and does not significantly impact the site. Bo Interior Noise Exposures Thc interior noise exposures in thc most impacted dwelling units along San Tomas Expressway will be 54 and 55 dB DNL under existing and future traffic conditions, respectively. The interior noise exposures will exceed thc 45 dB DNL interior limits of the City of Campbell and Title 24 standards by up to 10 dB. Thc interior noise exposures in the most impacted guest rooms of the hotel will be 51 and 52 dB DNL under existing and future traffic conditions, respectively. Thus, the noise exposures will be up to 7 dB in excess of the standards. The exterior noise exposures exceed thc 60 dB DNL criterion of Title 24, therefore, an acoustical analysis is required. This report is intended to satisfy that requirement. 12/21,/98 MON 13:59 [TX/RX NO 6162] ~004 DEC-ZL-'UU 14:M4 iD:bD~RMD L MHLK HbbUL lEE NU;q~b~gb~ -4- As shown above, exterior mid interior noise exposure excesses will occur at the single-family portion of the development, and interior noise exposure excess will occur in the hotel guest spaces. Mitigation measures will be required to comply with the City of Campbell Noise Element and Title 24 standards. The recommended measures are described in Section II, below. II. l~ecommendations To achieve compliance with the standards of thc City of Campbell Noise Element, the following noise control barrier will be required. A. Exterior Noise Controls Construct a 9 fl. high acoustically-effective barrier along the property line contiguous with San Tomas Expressway. To control flanking noise, the 9 ft. high barrier shall cominue along the south property line behind Lot 25. The barrier shall continue at an 8 ft. height behind Lot 24. The barrier shall continue at a 7 ft. height behind Lot 23. The barrier shall continue at a 6 ft. height behind Lots 19-22. The barrier shall also continue along the north side of Lot 34 at 9 ft. high. · Construct a 7 fi. high barrier along the north side of Lot 35 and a 6 ft. high barrier along the north side of Lot 42. The side yard barrier ~Lot 35 m~u,st turn to connect air-tight to the house.' in reference to the nearest building pad elev~Please heights are see Figure 1 for the ~ocations and h~ights of the recommeh~-~ ]a-b~ ~6-n~o----rI-~rriers.~ 12/21/98 MON 13:59 [TX/RX NO 6162] ~005 Council Report ITEM NO.: CATEGORY: MEETING DATE: New Business June 16, 1998 TITLE Request of Pulte Homes to initiate a General Plan Amendment from Commercial to a mixed use category of Commercial and/or Low-Medium Density Residential (6-13 dwelling units per gross acre) for approximately 7 acres of the former Best Products site, located at the southeast comer of West Hamilton Avenue and San Tomas Expressway (550 W. Hamilton Avenue). RECOMMENDATION That the City Council take the following action: Authorize the applicant to proceed with an amendment to the Land Use Element of the General Plan from "Commercial" to a mixed use category of"Commercial and/or Low - Medium Density Residential" for approximately 7 acres located at 550 W. Hamilton Avenue to allow a mixed-use development of detached single-family homes on the southerly portion (5 acres) and a four stow hotel on the remaining (2 acre) northerly portion of the site. BACKGROUND The commercial site located at the southeast comer of West Hamilton Avenue and San Tomas Expressway is currently unoccupied. This 7 acre site previously accommodated a Best Products retail store, a Denny's restaurant and a single-family residence. The Land Use Element of the General Plan designates this entire site as a commercial land use. Surrounding Uses: The two commercial uses directly adjacent to the project, site a Jack in the Box restaurant and a Farmers Insurance office, would remain along the Llewellyn Avenue frontage. The remaining project boundaries of the project site include the following: North: South: East: West: Hamilton Avenue- Offices & Q-Lube Eastfield Ming Quong Post Office & Church San Tomas Expressway- Offices/Gold's Gym The applicant, Pulte Homes and Larkspur Hospitality, would like to redevelop this property with a residential project on the southerly portion of the site (approximately 5 acres) and a hotel use along the Hamilton Avenue frontage (approximately 2 acres). This proposal will require that the applicant process a General Plan Amendment, a Planned Development Permit and a Tentative Subdivision Map. Prior to submitting an application for a General Plan Amendment, the applicant must obtain City Council authorization to proceed with the amendment. DISCUSSION The applicant is seeking a land use designation of Residential with a density range of 6-13 units per gross acres to accommodate a 46 unit small lot single-family development on the southerly 5 acres. Lot sizes will average approximately 3000 square feet. The residential component equates to a density of 9 units per net acre which is roughly equivalent the recently constructed Cobblestone development at the comer of Elam Avenue and San Tomas Aquino Road. City Council Report - June 16, 1998 Authorization for a General Plan Amendment Page 2 The applicant has provided a conceptual site development plan illustrating a 46 home subdivision including a .5 acre private park for the residential portion of the site and a four story, 120 room extended stay hotel for the retained commercial frontage along West Hamilton Avenue. Staff has emphasized the importance of architectural detailing, building orientation along Llewellyn Ave. and ample on-site and off-site landscaping to soften the appearance of the development, to buffer the impacts of San Tomas Expressway and to integrate the new units with the existing neighborhood. The applicant proposes a .5 acre park in the center of the residential project to break up the project massing and provide an open space amenity. This will result in slightly smaller lot sizes than the Cobblestone project. FISCAL IMPACTS The conversion of the 5 acre portion of this commercial site to a residential use will have fiscal impacts. Commercial revenues from the site, using an average sales tax projection of $2 per square feet annually and an assumed 75,000 square feet of commercial space on the project site would result in potential sales tax revenues of approximately $150.000. The inclusion of the hotel use with a 120 room hotel with an average daily room rate of $100.00 and an occupancy rate of 70 percent would generate an estimated transient occupancy tax (TOT) of $300,000 per year at the current 10 percent TOT. Accordingly, the hotel revenues exceed the anticipated sales taxes revenues from commercial development of the site. This analysis does not represent a review of increased improvement and property values nor the service cost of the proposed land uses. It is important that the applicant understand that the authorization to proceed with the General Plan Amendment is contingent on the processing and construction of the hotel component ahead of or at the same time as the residential development. ALTERNATIVES 1. Do not grant the authorization. 2. Provide further direction regarding the review of other or alternative land uses. Attachments: 1. Letter - Pulte Home Corporation - May 21, 1998 2. Illustrative Brochure- May 1998 PREPARED BY: I "- ~p-~'~~ T i~n,~al ey//~ciate Planner REVIEWED BY~ '~ ~ ' St~e Piasecki, Community Development Director APPROVED BY: Bernard M. Strojny, City Manager Pulte Home Corporation Attachment 1 May 21, 1998 The Honorable Mayor Watson and Members of the City Council City of Campbell 70 N. First St. Campbell, CA 95008 Re: Best Products Building Site, Hamilton Ave. and San Tomfis Expressway Dear Mayor Watson, Pulte Home Corporation would like to request authorization to proceed with a General Plan Amendment associated with the Best Building site at the comer of San Tom~ and Hamilton Ave. The Project The 7 acre site, which is now zoned commercial, has most recently served the community with a large Best Products retail store, a Denny's restaurant, and a large parking lot. We propose to build 46 single family homes with a designation of low to medium Residential and a park on the most southerly 5 acres of the site while leaving the most northerly 2 acres with the Commercial designation so that a hotel for business travelers can be built. This allows the city to retain a significant commercial use while at the same time providing a worthy addition to the sorely deficient housing stock of the Silicon Valley. We have attached a booklet of site plans and elevations to show you the basic intent of our proposal. Relevant Experience Pulte Home Corporation has the mission of providing high-quality, for sale housing and mortgage financing to homebuyers across the United States. Our 4,500 employees and thousands of suppliers and contractors bring to our business decades of valuable industry experience and a commitment to delight our customers. Our collective talents and heightened ability to understand and respond to customer needs have contributed to our record of continuous profitability since the company's inception in 1956. Pulte currently oversees 44 operating divisions across the Western Hemisphere. The Northern Califomia Division has been in business since 1983. In 1.996, Pulte Home Corporation achieved dual recognition as both the largest and the best homebuilder in the United States. The National Association of Home Builders and "Builder" Magazine, a major industry trade publication, presented Pulte with the coveted America's Best Northern California Division, 5976 West Las Positas Boulevard, #100, Pleasanton, California 94588-8543 925/460-0100 Fax 925/460-0278 Builder award - an award which acknowledged Pulte's excellence in the critical areas of marketing, product design, and customer service. Earlier in the year, Pulte was officially declared America's # 1 Homebuilder by "Builder" and "Professional Builder" magazines based on home sales and associated sales revenue. We have maintained this ranking for the last three years. Most recently in 1998 we completed 15,322 homes and had revenues of over $2.5 Billion. We have teamed up with a Hotel builder of the highest caliber, namely, Larkspur Hospitality Company, LLC. Larkspur was formed in 1996 to develop and manage business hotels in Northern California and the Pacific Northwest. Larkspur has commitments for over $135 million of development capital and owns or controls 20 hotel projects in Northern California, Oregon, and Washington State. Larkspur has built several Candlewood Hotels, and most recently has formed a strategic alliance with Hilton Inns, Inc. Larkspur Hospitality would like to build one of its new Larkspur Landing upscale extended stay hotels. Larkspur Landings will incorporate an Arts and Crafts architectural and interior design theme and will offer fully furnished oversized rooms with kitchens, 24 hour front desk, daily maid service, meeting rooms and business centers. Larkspur Landings will feature the most advanced high technology amenities for the white-collar business traveler with lodging needs from one night to several months. Larkspur Landing average rates are estimated at $100. Larkspur currently controls eight Larkspur Landing sites, and the first openings are scheduled for the fourth quarter of 1998, in Sunnyvale, CA (on Mathilda, just south of U.S. 101) and Renton, WA. We are most excited to have the opportunity to be involved with a project in your city. We have found your staff to be most professional and helpful throughout the conceptual design process. We hope that you look favorably upon this request. If you need any other information, or if you have any questions, please feel free to call me or John Johnson, our Vice President of Land. Very truly yours, Rodger C. Miller Senior Project Manager CC: John Johnson Jim Hansen Greg Martin Steve Piasichi