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PD/TS/ZC - 1997January 21, 1999 .k.o~= CITY OF CAMPBELL Public ~dorks Department Tom Judd Old Republic Title Company 1900 The Alameda San Jose, CA 95126 Re: Tract No. 9111 - 194 Redding Road Dear Mr. Judd: The following enclosed items are released to Old Republic Title Company for recordation in the order listed below: Street Improvement Agreement Tract No. 9111 original executed mylars consisting of two sheets Please provide the City with full size (18" X 26") conformed mylar copies and two blueprint sets upon recordation. It is understood that the CC&Rs will be recorded upon approval by the Department of Real Estate. If you have any questions, please call me at (408) 866-2158. Enclosures cc: Michelle Quinney, City Engineer Anne Bybee, City Clerk Barbara Ryan, Planner I Jani Ow, PAA Properties, 17474 Pleasant View Ave., Monte Sereno 95030 h: \landdev\ 194redd6(mp) 70 North First Street · Campbell, California 95008. 1423 - TEL 408.866.2150 · F^X 408.376.0958 - TDD 408.866.2790 Inspection Site: 194 Redding Road, Campbell This lot is to be developed with only a few perimeter trees being retained. Live oak, 16 inches in diameter. Tree is healthy but poorly pruned. Topped and sprouting has taken over as the foliar crown. It can be left but pruning is needed every 5-7 years to keep tree healthy and structurally strong. The proposed property drainage line may impact roots. If this excavation or any other excavation can be at least 5 feet from the trunk the tree will survive. Strawberry tree against the existing structure: this tree will be impacted during demolition and probably not survive. Also this tree will be unbalanced if retained. Persimmon along northerly side: this tree has been topped and is structurally weak. Sewer and drainage excavation will cause impacts. I recommend it not be retained. Kumquat along northerly side: excavation may encroach within drip line but if it is kept 4-5 feet from trunk, it will survive. Some clearance pruning will be needed. Walnut along back 13.0 by 9.6 inch double trunked tree. This tree has been topped resulting in weakly attached sprouts. This tree is deciduous and therefore provides screen only in summer weather. It would be prudent to remove it and replace with evergreens. Digger pine in footprint: 11.6 inches in diameter. Leaning stonepine in footprint is 12.1 inches in diameter. Tree is healthy but the lean will cause a risk as it grows and is therefore not desirable in small landscapes. Small live oak along southerly side near street. This tree will survive impacts but may be a vehicle target if left. It is prudent to remove this tree. A new fence may impact the trees to remain so care should be taken to position posts to avoid root impact as well as trunk damage. Fencing as far from trunks as possible during initial demolition is recommended, fencing trees can be moved as needed to proceed with construction. Deep root fertilizes tree to remain in May 1999 and repeated after construction is complete. Pruning for clearance can be done by the contractor but do so only for clearance. An arborist should finalize pruning. I believe this report is accurate and based on sound arboricultural principles. Richard S Huntington. CITY OF CA, IP3ELL PLANNING E007303 CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title/Location (include county): City of Campbell 70 N. First Street Campbell, CA 95008 Project Description: Five residential condominium units on a shared driveway; integrated into landscaping. siz mature trees 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 the 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. 1998 JLJH 1 3 1998 THROUGH ........ -- :; OF T~E COUNTY CLERK ,' ~_--'~ [., ~ ~:~E, COUNTY CLERK ~-~ ' ............ DEPU~ $. ~E~A P~nning Official Title: ~'~ ~ City of Campbell Date: ~5-//Z. ,/~/ MEMORANDUM To.' From: Date: Subject: Barbara Ryan, Planner I Community Development Department Ja emsley, Deputy City Clerk May 6,1998 Zone Change - 194 Redding Road At the regular meeting of May 5, 1998, the City Council adopted Ordinance No. 1962 which approves a one Change from R-M-S (Multiple Family Residential) to PD (Planned Development) for property located at 194 Redding Road. Please find certified copy of this Ordinance attached for your records, together with a copy of the letter sent to the applicant, Mr. Glenn Cahoon. Ordinance 1962 will be published in the Campbell Express on May 13, 1998. OPd)INANCE NO. 19e2 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL AMENDING THE ZONING MAP FOR PROPERTY LOCATED AT 194 REDDING ROAD, AS SHOWN ON THE ATTACHED EXHIBIT A, APPLICATION OF MR. GLENN CAHOON. FILE NO. ZC 97-01. The City Council of the City of Campbell does ordain as follows: SECTION ONE: That the Zoning Map of the City of Campbell is hereby changed and amended by adopting the attached Exhibit A, entitled Map of Said Property, as per the application of Mr. Glenn Cahoon, for approval of a Zone Change for property located at 194 Redding Road, from R-M-S (Multiple Family Residential) to PD (Planned Development). 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 the Campbell Express, a newspaper of general circulation in the City of Campbell, County of Santa Clara, State of California. PASSED AND ADOPTED this 5th following roll call vote: · day of Ma7 , 1998, by the AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: Conant, Furtado, Dougherty, Dean, Watson COUNCILMEMBERS: None COUqX!CILMEMBERS: None COUNCILMEMBERS: None APPROVE~ ~ Jeanette Watson, Mayor Anne Bybee, City Clerk ~No oo,~Ec~ ~ FILE IN THtG Of': G ATT~EST' Ah!NEB'f[EE, CiTY CLERK, Oily OF '~,AMPBELL CALIFORNIA. May 6, 1998 .o¥'CA~t,~ CITY oF CAMPBELL City Clerk's Office Mr. Glenn Cahoon C&G Design 44 S. Antonio Road,//103 Los Altos, CA 94022 Dear Mr. Cahoon: At the regular meeting of May 5, 1998, the Campbell City Council gave second reading to Ordinance No. 1962 approving a Zone Change (ZC 97-01) from R-M-S (Multiple Family Residential) to PD (Planned Development) to allow the construction of a five unit townhouse development on property located at 194 Redding Road. Please find certified copy of this Ordinance enclosed for your records. Please note that this Ordinance will become effective thirty days following its 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 Barbara Ryan, Community Development Department. Sincerely, Anne Bybee City Clerk EBC. cc. Marvin Kirkeby, Kirkeby Engineering, 2395 Forest Ave., San Jose, CA 95128 Pier Antonuicci, 17474 Pleasant View Avenue, Monte Sereno, CA 95030 Barbara Ryan, Community Development Department 70 North First gtr¢¢t · Campbell, Cali[ornia 95008.1423 · TEL 408.866.2117 ' }:AX 408.374.6889 · TI)I) 408.866.2790 Ordinance 1962 Approving Zone Change (ZC 97-01) from R-M-S (Multiple Family Residential) to PD (Planned Development) to allow the construction of a five unit townhouse development on property at 194 Redding Road - Application of Glenn Cahoon (Second Reading/Roll Call Vote) Ordinance 1962 approves a Zone Change (ZC 97-01) from R-M-S (Multiple Family Residential) to PD (Planned Development) to allow the construction of a five unit townhouse development on property located at 194 Redding Road, Application of Glenn Cahoon. Ordinance 1963 Approving Amendment to Chapter 11.08, Street Trees and Parking Strips, of Campbell Municipal Code (Second Reading/Roll Call Vote) Ordinance 1963 approves an Amendment to Chapter 11.08 of the Campbell Municipal Code entitled "Street Trees and Parking Strips.' 7. 1998-99 Campbell Storm Water Management Program This is a minute action authorizing submittal of the proposed Campbell Storm Water Management Program and Budget for Fiscal Year 1998-99 to West Valley Sanitation District. Replacement of Street Improvement Agreement - 1260 Burrows Road (Resolution/Roll Call Vote) Resolution 9373 authorizes the Public Works Director to execute an Unsecured Deferred Street Improvement Agreement for property located at 1260 Burrows Road replacing the existing Secured Deferred Street Improvement Agreement. Authorization to Dispose of Surplus Vehicles and Equipment (Resolution/Roll Call Vote) Resolution 9374 authorizes the sale of surplus vehicles and equipment. 11. Monthly Investment Report - March,1998 This action is to note and file the Monthly Investment Report for March, 1998. 12. Approval of Resolution Adopting a Revised Emergency Plan (Resolution/Roll Call Vote) Resolution 9376 adopts a Revised Emergency Plan. M/S: Conant/Furtado - to approve the Consent Calendar with the exception of Item 10. Motion adopted by the following roll call vote: Minutes of 5/5/98 City Council Meeting 3 City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: From: Subject: Harold Houseley, Land Development Engineer Barbara Schoetz Ryan, Planner I Date: April 24, 1998 Park Fees for Tentative Tract TS 97 - 02 and Planned Development Permit PD 97-04 - 194 Redding Road SUBDIVISION PARK FEE based on 3 acres/1000 population 4 new lots x $5,276.25 (6-13 density range) = $21,205 DUE PRIOR TO TRACT RECORDATION DEVELOPMENT PARK FEE based on 4 acres/1000 population 5 units x $7,035.00 (6-13 density range) minus credit for 1 unit x $10,990 (at density under 6 acres) = $24,185 Per Section 13.08.110 of the Municipal Code (Credits against the park dedication requirements), "Existing legally constructed units shall be counted as a credit against the fee or dedication requirements applicable to developments at the density rate of the existing dwellings, up to a maximum of one hundred percent of the park land obligation." THEREFORE, $24,185 MINUS $21,205 = $2,980 IS THE REMAINDER OF THE PARK DEVELOPMENT FEE TO BE PAID PRIOR TO OCCUPANCY. Glenn Cahoon MEMORANDUM To: Barbara Ryan, Community Development Dept. From: Ja~emsley, Deputy City Clerk Date: Al~]il 23, 1998 Subject: Zone Change, Planned Development Permit and Tentative Subdivision Map - 194 Redding Road At the regular meeting of April 21, 1998, the City Council held a public hearing to consider the application of Mr. Glenn Cahoon for approval of a Zone Change, a Planned Development Permit, and a Tentative Subdivision Map to allow the construction of a five unit townhouse development on property located at 194 Redding Road. After due consideration and discussion, the City Council gave first reading to Ordinance No. 1962 approving a Zone Change from R-M-S (Multiple Family Residential) to PD (Planned Development). This Ordinance will receive second reading at the City Council meeting of May 5, 1998. The City Council also adopted Resolution No. 9370 approving the Planned Development Permit (PD 97-04), subject to the attached findings and conditions of approval and Resolution No. 9371 approving the Tentative Subdivision Map (TS 97-02), subject to the attached findings and conditions of approval. Please find a certified copy of both Resolution 9370 and 9371 attached for your records, together with a copy of the letter written to Mr. Cahoon in follow up to the City Council meeting. April 23, 1998 .coV'C4~% CITY OF CAMPBELL City Clerk's Office Mr. Glenn Cahoon C&G Design 44 S. San Antonio Road,//103 Los Altos, CA 94022 Dear Mr. Cahoon: At the regular meeting of April 21, 1998, the City Council held a public hearing to consider approval of a Zone Change (ZC 97-01), a Planned Development Permit (PD 97-04), and a Tentative Subdivision Map (TS 97-02) to allow the construction of a five unit townhouse development on property located at 194 Redding Road. After due consideration and discussion, the City Council took the following action: 1. Granted a Negative Declaration for the proposed project. Introduced Ordinance 1962 amending the Zoning Map for property located at 194 Redding Road from R-M-S (Multiple Family Residential) to PD (Planned Development). This Ordinance will receive second reading at the regular City Council meeting of May 5, 1998 and will become effective thirty days after that date. A certified copy of the Ordinance will be mailed to you after the May 5, 1998 City Council meeting. Adopted Resolution 9370 approving a Planned Development Permit (PD 97-03) to allow the construction of five townhomes on property located at 194 Redding Road in a PD (Planned Development) Zoning District, subject to the attached findings and conditions of approval. Adopted Resolution 9371 approving a Tentative Subdivision Map (TS 97-02) to allow the creation of five lots on property located at 194 Redding Road, subject to the attached findings and conditions of approval. Please find a certified copy of Resolution 9370 and Resolution 9371 attached for your records. 70 North First qtrcet - Campbell, (Talifnrnia 05008.1423 - TEL 408.866.2117 - FAX 408.374.6889 · ql)I) 408.866.2790 Should you have any questions in regard to the City Council's action, please do not hesitate to contact this office (866-2117) or Barbara Ryan, Community Development Department. Sincerely. Anne Bybee City Clerk Enc. cc. Marvin Kirkeby, Kirkeby Engineering, 2395 Forest Avenue, San Jose, CA 95128 at rbAntonuicci, 17474 Pleasant View Ave., Monte Sereno, CA 95030 ara Ryan, Community Development Department RESOLUTION NO. 9370 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PD 97-03) TO ALLOW THE CONSTRUCTION OF FIVE TOWNHOMES ON PROPERTY LOCATED 194 REDDING ROAD IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. GLENN CAHOON. FILE NO. PD 97-04. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council finds as follows with respect to application PD 97-04: 1. The proposed Planned Development Permit is consistent with the General Plan. The proposed project, utilizing a Planned Development Permit, will result in a density consistent with the area. The project density will be 10.1 units per gross acre, and therefore is consistent with the General Plan Land Use designation of 6-13 units per gross acre. The proposed density is no greater than that allowed by the R-M-S (Multiple Family Residential) Zoning District. 3. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses 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 proposed land use are 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 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. City Council Resolution PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 2 Further, the applicants are notified as part of this application that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to this application and are not herein specified. And, that this approval is granted subject to the following Conditions of Approval. Approved Project: Approval is granted to construct a 5 unit residential planned development project. The building and site designs shall substantially conform to the exhibits prepared by G & G Design, dated "Sept. '97", and the Tentative Map as prepared by Kirkeby Engineering, dated Nov. 1997, except as may be modified by the Conditions of Approval.(CD, PW) Revised Building Elevations: Model B window proportions on the curved windows above the front door and rear yard windows be reproportioned; 2) porch railing and posts on all buildings match in architectural style and proportions, 3) projecting window sills be used on all sides of the buildings.(CD) Building Exterior Color Samples: Applicant shall submit exterior building color samples with the application for building permits.(CD) Landscaping: The applicant shall submit a landscape, paving and irrigation plan for approval by the Site and Architectural Review Committee, prior to issuance of building permits, addressing the following: A. Consistency with the Water Efficiency Landscape Standards, including retention of the 6 trees indicated on Sheet S by G & G Designs. B. A tree protection plan for the retained trees, and the provision of larger 24 inch box trees along the entry driveway. Co A tree protection plan for all trees to be retained on site. If designated trees are destroyed or damaged, applicant shall replace each tree damaged by two specimen trees to the satisfaction of the City of Campbell. The tree protection plan shall indicate the location of all underground utility lines, including drainage lines. This plan shall be included in all construction drawings, including drainage, utility installation (provided to all utility companies), and grading. The inclusion of a 7 foot tall wood fence along the east property line to a point 15 feet back from the front property line, to provide privacy. All fencing around the yards shall also be indicated on the landscape plan. E._ A 2 foot wide planter on portions of the east property line opposite the garages, planted in shrubs and vines to be trained on the fence. City Council Resolution PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 3 7. 10. 11. 12. Driveway pavement divided into distinct areas by alternative pavement treatments. The plan shall include submittal of a sample and catalogue sheet of the decorative pavement. Interlocking pavers are preferred, due to their ease of replacement and matching if damaged. G. The location of all above-ground utilities, such as gas meters, transformer boxes, cable boxes, backflow preventers, etc. Landscaping shall be designed to screen these. (CD) Landscape Installation: All landscaping, including fencing, and landscaping to screen above-ground utilities, shall be installed prior to the issuance of building finals, or a landscape bond shall be posted.(CD) Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to issuance of building permits.(CD) Property Maintenance: The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds until the time construction actually commences. All existing structures, when unoccupied, shall have its windoxvs boarded up and doors sealed shut or be demolished and removed from the property.(CD) Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building final. Current fee is $10,990 per unit less a credit for the one legally existing unit/lot.(CD) On-site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. All exterior lighting shall be installed prior to building final.(CD) Development Schedule: Construction shall commence within two years of the approval of the project by the City Council and shall be completed within one year of the commencement. Grant of Right-of Way for Public Street: The owners shall provide right-of-way as needed for a 30 foot half street prior to recordation of the Final Map.(PW) Final Map: Prior to issuance of any building permit, the owner's engineer shall prepare and submit a final tract map for review by the City Engineer and recordation after approval by the City Council. (The map processing fee is $1,380 + $25 per lot.)(PW) 13. Title Report: Submittal of the map shall include a current Preliminary Title Report.(PW) City Council Resolution PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 4 14. Easements: The record map shall include appropriate easements for ingress, egress, public utilities, landscape maintenance, parking, driveway maintenance, private storm drains and related information as necessary. Applicant shall prepare all documents necessary for City review, acceptance, and recording.(PW) 15 Monumentation: Prior to recording the record map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the map as determined by the City Engineer.(PW) 16. Soils Report: Applicant shall provide a soils report prepared by a registered Geotechnical or Civil Engineer.(PW) 17. Shared Access: A covenant shall be recorded obligating existing and future property owners to provide reciprocal access, utility and landscape easements to the property immediately to the east for the common parcel in exchange for easements over any driveway, parking and turnaround areas created on the adjacent parcel when it develops. The cost of any installation of utilities or the like, addition to, or damage during construction to the common parcel shall be born by the developer of the parcel to the east. The CC & Rs shall be amended when the parcel to the east is developed, using the common parcel for access, to include the properly owners of the new development. (CD, PW) 18. Conditions, Covenants, and Restrictions (CC&Rs): Applicant shall provide copies of CC&Rs for review by the City prior to recordation of final map and CC&Rs. The CC&Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscaping, irrigation, and hardscape both on site and within the public right-of-way, from the front of curb. They shall also contain provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters.(CD, PW) 19. Management and Maintenance Agreement: Prior to recordation of the Final Map, the applicant shall furnish and record an agreement for maintenance and management of the project. The agreement shall demonstrate that the project will be maintained in accordance with the intent and purpose of the approvals, and shall provide for the ongoing financial responsibility of the Homeowners Association for maintenance of the common areas created by the Final Map for the life of the project. The agreement shall include provisions for maintenance of the landscape and irrigation system in the public right-of-way. The agreement shall contain a Consumer Price Index for fee adjustment, which shall be incorporated into the CC&Rs. (CD) 20. Demolition of Existing On-Site Structures: Prior to recording the Final Map, the existing structures must be demolished.(PW) City Council Resolution PD 97-04 194 Redding Road- Mr. Glenn Cahoon Page 5 21. 22. 23. E. F. G. 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 of $2,250 per acre or $998.(PW) Grading and Drainage Plan: Prior to issuance of any building permits for the site, the applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans, and pay fees required to obtain necessary grading permits. All storm drain runoff shall be collected on-site and conveyed underground to the City's storm drain system using 12 inch minimum pipe. The drainage study shall be based upon a 10 year storm frequency. Plans and studies shall be submitted to the City Engineer for review. The grading and drainage plan shall not include lines which intrude within the dripline of any of the six trees indicated to be preserved, nor changes in ground elevation in these areas (See Condition 4C).(CD, PW) Standard Street Improvements: Prior to recordation of the Final Map for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment permit for construction of the improvements, as required by the City Engineer. The plans shall include the following: Construction of new curb and gutter with curb face at 20 feet from centerline. Construction of new pavement section to centerline of required right-of-way, plus an additional distance to conform to existing pavement elevations, based on a Traffic Index of 6.5 and an R value provided by a qualified soils engineer, and approved by the City Engineer. Construction of new 5 foot marginal sidewalk modified at driveway approach to comply with ADA standards. Construction of one new public street light. Construction of new residential driveway approach. Installation of street trees at 40 feet on center, including turf and irrigation. Installation of new traffic control signs and stripes as determined by the City Engineer to conform to the existing improvements. H. Adjustment of utility boxes in public right-of-way to finish surface grade.(PW) City Council Resolution PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 6 24. 25. 27 28. 29. 30. 31. 32. 33. Water Meters and Cleanouts: Install or relocate existing and proposed water meters and sewer cleanouts onto private property behind the public right-of-way line.(PW) Under~ound Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company (See Condition 17C). (CD, PW) Storm Water Management: Construction practices shall comply with California Storm Water Best Management Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.(PW) Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide the one-year maintenance security in an amount of 25% of the Faithful Performance Bond.(PW) Tract Map Expiration: The tentative tract map shall be valid for two years. (Final map shall be submitted and recorded prior to this expiration period).(CD, PW) Planned Development Permit Expiration: The Planned Development Permit shall be valid for two years.(CD) Fire Flow: The required minimum fire flow for the project is 1500 Gallons Per Minute at 20 pounds per square inch residual pressure.(FD) Hydrant: One public fire hydrant shall be installed on site at a location to be determined jointly by the San Jose Water Company and the Central Fire District, OR a residential fire sprinkler system, approved by the fire department, shall be installed throughout all portions of all buildings.(FD) Access Roadway for Firetrucks: The access roadway shall be constructed with a paved, all-weather surface, a minimum width of 20 feet, vertical clearance of 13 feet, 6 inches, circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-I.(FD) City Council Resolution PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 7 34. Fire Truck Turnaround: An approved fire department engine turnaround (may be a grassed area constructed to support the weight of a fire truck), with a minimum radius of 36 feet outside and 23 feet inside, shall be provided. Final approval of the installation shall be subject to approval by the fire department. The CC & Rs shall indicate to buyers that the area identified as the fire department turnaround shall be maintained clear of any obstructions such as parking or other landscape installations. This requirement may be amended by the fire department at such time as an alternative turnaround is provided (e.g. development of a shared driveway turnaround with a future project to the east).(FD) 35. Fire Lane Markings: Provide marking for all roadways and driveways within the project, including "No Parking" in front of the landscaped fire turnaround of Condition 26 above. Markings shall be per fire department specifications and shall conform to Local Government Standards and Fire department Standard Details and Specifications A-6.(FD) PASSED AND ADOPTED this 2J~stday of April , 1998, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: Conant, Furtado, Dougherty, Watson COUNCILMEMBERS: None COUNCILMEMBERS: Dean COUNCILMEMBERS: None _~, APPROVED :""--/~ ~ ) /7 J~k"~n~tson, ....... Mayor A~e Bybee, City Cl~rk AND CORRECT COPY OF THE ORIGINAL ON FILE IN TH!S ©FF[CE. Fc,EST: ANNE EYU, EE, CI~ OLER~ O1~ AMP~ELL, CALl FORNI~ .-~ / , / RESOLUTION NO. 9371 BE1NG A RESOLUTION OF THE CITY COUNCIL APPROVING A TENTATIVE SUBDIVISION MAP (TS 97-02) TO ALLOW THE CREATION OF FIVE LOTS ON PROPERTY LOCATED AT 194 REDDING ROAD. APPLICATION OF MR. GLENN CAHOON. FILE NO. TS 97-02. After notification and public hearing, 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 City Council did find as follows with respect to application TS 97-02. The proposed subdivision of 5 residential lots results in a density of 10.1 units per gross acre. This density is consistent with the low-medium density residential land use shown on the Land Use Element of the General Plan. All but the front building have a southern roof exposure, with adequate space between the buildings to prevent shadow on any space heating or water heating roof collectors homeowners may install. 3. An initial study was prepare for this project and no significant impacts were identified. 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 resources. The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the attached conditions, would have a significant effect upon the environment. 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. City Council Resolution TS 97-02 - 194 Redding Road Page 2 Approved Project: Approval is granted to construct a 5 unit residential planned development project. The building and site designs shall substantially conform to the exhibits prepared by G & G Design, dated "Sept. '97", and the Tentative Map as prepared by Kirkeby Engineering, dated Nov. 1997, except as may be modified by the Conditions of Approval.(CD, PW) Revised Building Elevations: Model B window proportions on the curved windows above the front door and rear yard windows be reproportioned; 2) porch railing and posts on all buildings match in architectural style and proportions, 3) projecting window sills be used on all sides of the buildings.(CD) Building Exterior Color Samples: Applicant shall submit exterior building color samples with the application for building permits.(CD) Landscaping: The applicant shall submit a landscape, paving and irrigation plan for approval by the Site and Architectural Review Committee, prior to issuance of building permits, addressing the following: A. Consistency with the Water Efficiency Landscape Standards, including retention of the 6 trees indicated on Sheet S by G & G Designs. B. A tree protection plan for the retained trees, and the provision of larger 24 inch box trees along the entry driveway. Co A tree protection plan for all trees to be retained on site. If designated trees are destroyed or damaged, applicant shall replace each tree damaged by two specimen trees to the satisfaction of the City of Campbell. The tree protection plan shall indicate the location of all underground utility lines, including drainage lines. This plan shall be included in all construction drawings, including drainage, utility installation (provided to all utility companies), and grading. Do The inclusion of a 7 foot tall wood fence along the east property line to a point 15 feet back from the front property line, to provide privacy. All fencing around the yards shall also be indicated on the landscape plan. E. A 2 foot wide planter on portions of the east property line opposite the garages, planted in shrubs and vines to be trained on the fence. Driveway pavement divided into distinct areas by alternative pavement treatments. The plan shall include submittal of a sample and catalogue sheet of the decorative pavement. Interlocking pavers are preferred, due to their ease of replacement and matching if damaged. City Council Resolution TS 97-02 - 194 Redding Road Page 2 10. 11. 12. 13. 14. G. The location of all above-ground utilities, such as gas meters, transformer boxes, cable boxes, backflow preventers, etc. Landscaping shall be designed to screen these. (CD) Landscape Installation: All landscaping, including fencing, and landscaping to screen above-ground utilities, shall be installed prior to the issuance of building finals, or a landscape bond shall be posted.(CD) Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to issuance of building permits.(CD) Property Maintenance: The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds until the time construction actually commences. All existing structures, when unoccupied, shall have its windows boarded up and doors sealed shut or be demolished and removed from the property.(CD) Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building final. Current fee is $10,990 per unit less a credit for the one legally existing unit/lot.(CD) On-site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. All exterior lighting shall be installed prior to building final.(CD) Development Schedule: Construction shall commence within two years of the approval of the project by the City Council and shall be completed within one year of the commencement. Grant of Right-of Way for Public Street: The owners shall provide right-of-way as needed for a 30 foot half street prior to recordation of the Final Map.(PW) Final Map: Prior to issuance of any building permit, the owner's engineer shall prepare and submit a final tract map for review by the City Engineer and recordation after approval by the City Council. (The map processing fee is $1,380 + $25 per lot.)(PW) Title Report: Submittal of the map shall include a current Preliminary Title Report.(PW) Easements: The record map shall include appropriate easements for ingress, egress, public utilities, landscape maintenance, parking, driveway maintenance, private storm drains and related information as necessary. Applicant shall prepare all documents necessary for City review, acceptance, and recording.(PW) City Council Resolution TS 97-02 - 194 Redding Road Page 4 15 16. 17. 18. 19. 20. 21. Monumentation: Prior to recording the record map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the map as determined by the City Engineer.(PW) Soils Report: Applicant shall provide a soils report prepared by a registered Geotechnical or Civil Engineer.(PW) Shared Access: A covenant shall be recorded obligating existing and future property owners to provide reciprocal access, utility and landscape easements to the property immediately to the east for the common parcel in exchange for easements over any driveway, parking and turnaround areas created on the adjacent parcel when it develops. The cost of any installation of utilities or the like, addition to, or damage during construction to the common parcel shall be born by the developer of the parcel to the east. The CC & Rs shall be amended when the parcel to the east is developed, using the common parcel for access, to include the property owners of the new development. (CD, PW) Conditions, Covenants, and Restrictions (CC&Rs): Applicant shall provide copies of CC&Rs for review by the City prior to recordation of final map and CC&Rs. The CC&Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscaping, irrigation, and hardscape both on site and within the public right-of-way, from the front of curb. They shall also contain provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters.(CD, PW) Management and Maintenance Agreement: Prior to recordation of the Final Map, the applicant shall furnish and record an agreement for maintenance and management of the project. The agreement shall demonstrate that the project will be maintained in accordance with the intent and purpose of the approvals, and shall provide for the ongoing financial responsibility of the Homeowners Association for maintenance of the common areas created by the Final Map for the life of the project. The agreement shall include provisions for maintenance of the landscape and irrigation system in the public right-of-way. The agreement shall contain a Consumer Price Index for fee adjustment, which shall be incorporated into the CC&Rs.(CD) Demolition of Existing On-Site Structures: Prior to recording the Final Map, the existing structures must be demolished.(PW) 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 of $2,250 per acre or $998.(PW) City Council Resolution TS 97-02 - 194 Redding Road Pagc 5 22. 23. 24. 25. Grading and Drainage Plan: Prior to issuance of any building permits for the site, the applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans, and pay fees required to obtain necessary grading permits. All storm drain runoff shall be collected on-site and conveyed underground to the City's storm drain system using 12 inch minimum pipe. The drainage study shall be based upon a 10 year storm frequency. Plans and studies shall be submitted to the City Engineer for review. The grading and drainage plan shall not include lines which intrude within the dripline of any of the six trees indicated to be preserved, nor changes in ground elevation in these areas (See Condition 4C).(CD, PW) Standard Street Improvements: Prior to recordation of the Final Map for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment permit for construction of the improvements, as required by the City Engineer. The plans shall include the following: A. Construction of new curb and gutter with curb face at 20 feet from centerline. Construction of new pavement section to centerline of required right-of-way, plus an additional distance to conform to existing pavement elevations, based on a Traffic Index of 6.5 and an R value provided by a qualified soils engineer, and approved by the City Engineer. C. Construction of new 5 foot marginal sidewalk modified at driveway approach to comply with ADA standards. D. Construction of one new public street light. E. Construction of new residential driveway approach. F. Installation of street trees at 40 feet on center, including turf and irrigation. G. Installation of new traffic control signs and stripes as determined by the City Engineer to conform to the existing improvements. H. Adjustment of utility boxes in public right-of-way to finish surface grade.(PW) Water Meters and Cleanouts: Install or relocate existing and proposed water meters and sewer cleanouts onto private property behind the public right-of-way line.(PW) Underground Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company (See Condition 17C). (CD, PW) City Council Resolution TS 97-02 194 Redding Road Page 6 27 Storm Water Management: Construction practices shall comply with California Storm Water Best Management Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.(PW) 28. Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide the one-year maintenance security in an amount of 25% of the Faithful Performance Bond.(PW) 29. Tract Map Expiration: The tentative tract map shall be valid for two years. (Final map shall be submitted and recorded prior to this expiration period).(CD, PW) 30. Planned Development Permit Expiration: The Planned Development Permit shall be valid for two years.(CD) 31. Fire Flow: The required minimum fire flow for the project is 1500 Gallons Per Minute at 20 pounds per square inch residual pressure.(FD) 32. Hydrant: One public fire hydrant shall be installed on site at a location to be determined jointly by the San Jose Water Company and the Central Fire District, OR a residential fire sprinkler system, approved by the fire department, shall be installed throughout all portions of all buildings.(FD) 33. Access Roadway for Firetrucks: The access roadway shall be constructed with a paved, all-weather surface, a minimum width of 20 feet, vertical clearance of 13 feet, 6 inches, circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-I.(FD) 34. Fire Truck Turnaround: An approved fire department engine turnaround (may be a grassed area constructed to support the weight of a fire truck), with a minimum radius of 36 feet outside and 23 feet inside, shall be provided. Final approval of the installation shall be subject to approval by the fire department. The CC & Rs shall indicate to buyers that the area identified as the fire department turnaround shall be maintained clear of any obstructions such as parking or other landscape installations. This requirement may be amended by the fire department at such time as an alternative turnaround is provided (e.g. development of a shared driveway turnaround with a future project to the east).(FD) 35. Fire Lane Markings: Provide marking for all roadways and driveways within the project, including "No Parking" in front of the landscaped fire turnaround of Condition 26 above. Markings shall be per fire department specifications and shall conform to Local Government Standards and Fire department Standard Details and Specifications A-6.(FD) City Council Resolution TS 97-02- 194 Redding Road Page 7 PASSED AND ADOPTED this 21st day of April vote: , 1998, by the following roll call AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: Conant, Furtado, Dougherty, Watson COUNCILMEMBERS: None COUNCILMEMBERS: Dean COUNCILMEMBERS: None APPROVED: ~__ ~ ,~--~ ./~Jeanette~atson, Mayor Anne Bybee, City Clerk TH~-- FOR:GC~,G I V ~3~ ~HE oPdG~NAL ON FILE IN T ~,,- 17. Appeal of Linda Waldon re: Park Dedication Fee Condition of Approval - Use Permit allowing existing 640 square foot secondary living unit on a single-family lot on property located at 1017 Lucot Way in an R-l-10 (Single Family Residential) Zoning District (Resolution/Roll Call Vote) This is the time and place to consider the Appeal of Linda Waldon re: Park Dedication Fee Condition of Approval - Use Permit allowing existing 640 square foot secondary living unit on a single-family lot on property located at 1017 Lucot Way in an R-I-10 (Single Family Residential) Zoning District. Planner I Irani - Staff Report dated April 21, 1998. Mayor Watson opened the public hearing and asked if anyone in the audience wished to be heard. Linda Waldon, 1017 Lucot Way, Campbell, appeared before the City Council and spoke in support of her request for a waiver of park impact fees. There being no one else wishing to speak, Mayor Watson closed the public hearing. Following discussion, M/S: Furtado/Conant - that the City Council adopt Resolution 9369 denying the applicant's appeal of a condition of approval requiring payment of a Park Impact Fee, and upholding the Planning Commission approval of UP 97-13 for the secondary living unit. Motion adopted by the following roll call vote: AYES : Councilmembers: Conant, Furtado, Watson NOES : Councilmembers: Dougherty ABSENT: Councilmembers: Dean 18. Application of Glenn Cahoon for Approval of a Zone Change (ZC 97-01) from R- M-S (Multiple Family Residential) to PD (Planned Development); Tentative Subdivision Map (TS 97-02) and Planned Development Permit (PD 97-04) to allow the construction of a five unit townhouse development on property located at 194 Redding Road in an R-M-S (Multiple Family Residential) Zoning District (Introduction of Ordinance/Roll Call Vote)(Resolutions/Roll Call Vote) This is the time and place for a public hearing to consider the application of Glenn Cahoon for Approval of a Zone Change (ZC 97-01) from 'R-M-S (Multiple Family Residential) to PD (Planned Development); Tentative Subdivision Map (TS 97-02) and Planned Development Permit (PD 97-04) to allow the construction of a five unit townhouse development on property located at 194 Redding Road in an R-M-S (Multiple Family Residential) Zoning District. Minutes of 4/21/98 City Council Meeting 6 Planner I Ryan - Staff Report dated April 21, 1998. Mayor Watson declared the public hearing open and asked if anyone in the audience wished to be heard. Joe Charvez, 290 Fairbanks Avenue, Campbell, appeared before the City Council and expressed concerns regarding cut-through traffic and parking impacts. Mr. Charvez also stated that the CC&R's should stipulate that the garages must be used for parking only. Heather Ochoa, 1485 Parsons Avenue, Campbell, appeared before the City Council and expressed concerns regarding cut-through traffic, the safety of children in the neighborhood and the rezoning of properties as they become available to a higher density. Glenn Cahoon, 296 Kansas Way, Fremont, Applicant, appeared before the City Council and spoke in support of the project. The City. Council expressed concerns regarding the speakers' comments about cut- through traffic. M/S: Conant/Dougherty - that the City Council grant a Negative Declaration for the proposed project; introduce Ordinance 1962 approving a Zone Change (ZC 97- 01) from R-M-S (Multiple Family Residential) to PD (Planned Development) for first reading; adopt Resolution 9370 approving a Planned Development Permit PD 97-04, subject to Findings and Conditions of Approval with the addition of Condition//36 stating that the garage space shall be maintained for parking of two automobiles at all time and be equipped with automatic garage door openers and this condition shall be incorporated in the CC&R's for the project; and adopt Resolution 9371 approving a Tentative Subdivision Map (rs 97-02), subject to Findings and Conditions of Approval. Motion adopted by the folI0wing roll call vote: AYES : Councilmembers: Conant, Furtado, Dougherty, Watson NOES : Councilmembers: None ABSENT: Councilmembers: Dean The City Clerk read the title of Ordinance 1962. M/S: Dougherty/Conant - that further reading of Ordinance 1962 be waived. Motion adopted by a 4-0-1 vote,, Councilmember Dean absent. Minutes of 4/21/98 City Council Meeting 7 Oty Council Report ITEM NO: CATEGORY: MEETING DATE: 18: · Public Hearing April 21, 1998 TITLE Application of Glenn Cahoon for Approval of a Zone Change (ZC 97-01) from R-M-S (Multiple Family Residential) to PD (Planned Development), Tentative Subdivision Map (TS 97-02) and Planned Development Permit (PD 97-04) to allow the construction of a five unit town_house development on property located at 194 Redding Road in an R-M-S (Multiple Family Residential) Zoning District. ]tECOMMENDATION The Planning Commission recommends that the City Council take the following actions: 1. Grant a Negative Declaration for the proposed project; and 2. Introduce the attached ordinance approving a Zone Change( ZC 97-01) from R-M-S to PD; and 3. Adopt a Resolution approving the Planned Development Permit, PD 97-04, subject to the attached findings and conditions of approval. 4. Adopt a Resolution approving the Tentative Subdivision Map, TS 97-02, subject to the attached findings and conditions. ENVIRONMENTAL DETERMINATION The Planning Commission recommends that the City Council adopt a Negative Declaration for the application based upon the attached Initial Study in accordance with the California Environmental Quality Act. BACKGROUND , The applicant is requesting approval of a zone change, planned development permit, and tentative subdivision map to allow construction of five (5) townhouse units at 194 Redding Road. The property is located on the south side of Redding Road, opposite the private road known as Hoffman Lane. The site is .50 gross acres (.44 net acres) and presently has a single family house on it. ANALYSIS General Plan Designation The General Plan desi~ation for the site is Low-Medium Density Residential allowing a maximum density range of 6-13 dwelling units per gross acre. The proposed project will be developed at a density of 10 units per gross acre, which falls within the allowable General Plan range. The zoning designation for the site currently is R-M-S (Multiple Family Residential). The present R- M-S zone would allow the development of up to 6 attached residential units The zone change to PD allows for separate ownership of units on individual lots. City Council Report - April 21, 1998 ZC 97-01/TS 97o02/PD 97-04 Page 2 Planned Development 1. The planned development permit will allow the construction of five, two-story townhouses on the west side of a common driveway. The project and the CC&Rs have been conditioned to allow the driveway to become a common driveway with the parcel to the east when it is developed. 2. The middle unit of the five will be a detached house; the fi'ont and rear two units will share common walls and a common roofline o The building facing Redding Road will have a front door and porch facing Redding Road. Except for the shared driveway, it will have the appearance of a standard single family house. The four houses behind all have front doors and porches facing onto the common driveway, and are varied in facade details and color. Each house has a private yard. 4. Six of the existing trees on the site will remain. The project is conditioned to provide a landscape plan and to landscape all areas not contained within the fenced yard areas. 5. The project meets the parking standards for the PD zone and is similar in character to the recently constructed development one parcel to the east. Tentative Subdivision Map The map will allow the division of the existing lot into six lots, five to be available for sale to individual owners, and the sixth to be owned in common for the purpose of providing access for vehicles and utilities to the individual lots. Covenant, Codes and Restrictions will be recorded governing the project. PLANNING COMMISSION ACTION The Planning Commission held a public hearing and recommended approval of the three permits for the proposed project on March 24, 1998. FISCAL IMPACTS None ALTERNATIVES 1. Approve the proposed project subject to additional and/or modified Conditions of Approval. 2. Deny the proposed project. 3. Continue for further review. City Council Report - April 21, 1998 ZC 97-01/TS 97-02/PD 97-04 Page 3 Attachments: 1. Draft Council Ordinance approving a Zone Change for the site (ZC97-01). 2. Draft Council Resolution approving (PD 97-04). 3. Draft Council Resolution approving (TS 97-02). 4. Planning Commission Resolutions Nos. 3152,3153, and 3154. 5. Draft Planning Commission Minutes of March 24, 1998. 6. Staff Report for Planning Commission meeting of March 24, 1998. 7. Location map. Prepared by: Barbara Schoetz R)an, Planner I Reviewed by~ " Steve Piasecki, Community Development Director B ~rTnie S{rojn-~er ITEM NO. 2 STAFF REPORT - PLANNING COMMISSION MEETING OF MARCH 24, 1998 ZC 97-01/ TS 97-02/ PD 97-04 Cahoon, G. Public Hearing to consider the application of Mr. Glenn Cahoon on behalf on Pier Antoniucci, for approval of a Zone Change (ZC 97-01) from R-M-S (Multiple Family Residential) to PD (Planned Development); a Tentative Subdivision Map (TS 97-02) and a Planned Development Permit (PD 97-04) to allow the construction of a five unit townhouse development on property located at 194 Redding Road. STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Recommend that the City Council grant a Negative Declaration for this project based upon the attached findings; and 2. Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Zone Change (ZC 97-01); and o Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Planned Development Permit (PD 97-04), subject to the attached findings; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Tentative Subdivision Map (TS 97-02) for this project, subject to the attached findings. ENVIRONMENTAL DETERMINATION The City conducted an initial study for this project in accordance with the California Environmental Quality Act. The project was determined not to cause any significant environmental impacts and a negative declaration was prepared. The initial study and the findings in support of the negative declaration are included in Attachment 7. PROJECT DATA Lot Area: 21,574 sf 19, 324 sf .50 gross acres (street center) .44 net acres Project Density: 5 units at 10.1 units per gross acre Site Utilization Building Coverage: Paving Coverage: Landscape Coverage: Square Feet Percent 6,632 sf (includes overhangs) 34% 6,864 sf 36% 5,828 sf 30% Staff Report - Planning Commission Meeting of March 24, 1998 194 Redding Road - ZC 97-01, TS 97-02, PD 97-04 Page 2 Floor Area Ratio (FAR) 10,716 sf (all floors) .56 Parking Provided: Required: 10 covered + 8 uncovered = 18 total spaces 5 covered + 12.5 uncovered = 17.5 total spaces Parking Standard: 3.5 spaces per unit, one of which must be covered Unit Summary 3 - A Units 2 - B Units 3 BR/2.5 BA 3BR/2.5 BA 1,676 sf + 420 sf garage 1,764 sf+ 450 sf garage DISCUSSION Applicant's Proposal The applicant is requesting approval of a zone change, planned development permit, and a tentative subdivision map to allow the construction of five two-story, single-family units on the project site. The project is located on the south side of Redding Road, opposite the private road known as Hoffman Lane. Currently the site has a single family house, single car garage, and various agricultural buildings on it together with a number of pine and fruit trees. Several of the trees along the rear and the west side property lines will be retained in the new development. ANALYSIS General Plan Consistency The General Plan Land Use Designation for this site, and for the adjacent area south of Redding Road, is Low-Medium Density Residential, which allows development at a density range of 6- 13 units per gross acre. The project is proposed for development at 10.1 units per gross acre, and thus is consistent with the General Plan density. Zoning The project site is currently zoned R-M-S. Under this zoning, up to 6 residential attached or detached units could be developed on the parcel, with specific setbacks. The applicant is requesting a zone change to PD to provide a degree of setback flexibility not available in other zoning districts, and to allow the units to be sold as single family homes. Site Plan The site plan proposes the construction of five single-family units on a common interior driveway along the east property line. There is one lot with a single family house on it between the proposed development and the next townhouse development. The plan has been designed so that, in the future, should that single family lot be developed with townhouses, the two could be integrated using the driveway. The homes on Lots 1 and 2, and on Lots 3 and 4, are attached units, sharing common walls and roof, while the house on Lot 3 is a detached unit. The porched entry of the front house and its Staff Report - Planning C,,.,~mission Meeting of March 24, 1998 194 Redding Road - ZC 97-01, TS 97-02, PD 97-04 Page 3 front yard will face Redding Road, contributing a single-family appearance to the street. The site is bounded to the east and west by single family houses, and to the rear by a townhouse development. The proposed lot coverage and building coverage are consistent with the development standards for residential units of this density. Building Design The exterior of the buildings will be similar in appearance to a project developed two lots to the east, also designed by the applicant. The design includes stucco walls with horizontal grooves, protruding bands and large overhangs, all of which will provide shadow and variety to the walls of the buildings. Chimneys, one-story portions and front porches contribute even further to this articulation. Landscaping Each unit will have front and rear yard spaces. The landscaped area between the front two buildings will be underlain with a material capable of supporting a fire truck and thereby meet the Fire Department requirement for an on-site turnaround. Three mature trees are proposed to be saved along the rear property line, and three along the west. The driveway appearance will be softened by the provision of an offset at the entry, with a landscaped island containing trees and groundcover. Trees will also be planted along the driveway next to the buildings. SARC and the staff are recommending that a fence be placed along the east property line to provide privacy between the two properties, with two linear landscaped planters along the fence opposite the garages. Climbing vines and shrubbery will soften the appearance of the long fence. Parking and Circulation The proposed units will be accessed from a new private driveway. The plan provides resident and guest parking at a ratio which meets City standards for planned developments (3.5 units per house). All traffic generated by the project can be adequately serviced by Redding Road which has a traffic design capacity to support the townhouse densities indicated on the General Plan. SITE AND ARCHITECTURAL REVIEW COMMITTEE This application was reviewed by the Site and Architectural Review Committee at its meeting of March 10, 1998. The Committee was supportive of the proposal with the following amendments: 1) Model B window proportions on the curved windows above the front door and rear yard windows be reproportioned; 2) porch railing and posts to match in architectural style, 3) projecting window sills be used on all sides of the building, and 4) the driveway be jogged slightly to provide additional landscaping along the east side of the driveway. Staff Report - Planning Coinmission Meeting of March 24, 1998 194 Redding Road- ZC 97-01, TS 97-02, PD 97-04 Page 4 Revised drawings were submitted by the applicant addressed the above 4 items as follows: l) since the SARC meeting. The applicant Curved windows changed to rectangular windows (compare Attachment 5 elevation with the proposed elevation in Attachment 6) 2) The small scale porch railings were eliminated. 3) Projecting sills were added to the rear windows (used on all sides of the buildings) 4) Additional landscape planter areas were added along the east property line. Attachments 1. Recommended Findings for ZC 97-01. 2. Recommended Findings for TS 97-02. 3. Recommended Findings for PD 97-04. 4. Conditions of Approval for TS 97-02 and PD 97-04. 5. Original Elevation Reviewed by SARC 6. Reduced Revised Exhibits 7. Initial Study/Environmental Document 8. Location Map Submitted by: a Schoetz Ryan, Planner I Approved by: FINDINGS OF APPROVAL OF FILE NO. ZC 97-01 SITE ADDRESS: 194 REDDING ROAD APPLICANT: GLENN CAHOON P.C. MEETING: MARCH 24, 1998 Attachment #1 Findings for Approval for a Zone Change The Planning Commission finds as follows with regard to Application No. ZC 97-01' 1. The proposed Zone Change is consistent with the General Plan. 2. The proposed density is no greater than that allowed by the R-M-S (Multiple Family Residential) Zoning District. 3. The proposed PD Zoning will permit the use of single-family units by allowing greater flexibility in placement of the buildings, and thus a design to fit the site and the neighborhood. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses 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 are compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. FINDINGS FOR APPROVAL FOR FILE NO. TS 97-02 SITE ADDRESS: 194 REDDING ROAD APPLICANTS: GLENN CAHOON P.C. MEETING: MARCH 24, 1998 Attachment #2 Findings for Approval for a Tentative Subdivision Map The Planning Commission finds as follows with regard to Application No. TS 97-02: The proposed subdivision of 5 residential lots results in a density of 10.1 units per gross acre. This density is consistent with the low-medium density residential land use shown on the Land Use Element of the General Plan. All but the front building have a southern roof exposure, with adequate space between the buildings to prevent shadow on any space heating or water heating roof collectors homeowners may install. 3. An initial study was prepare for this project and no significant impacts were identified. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan. The proposed subdivision does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the attached conditions, would have a significant effect upon the environment. FINDINGS FOR APPROVAL FOR FILE NO. PD 97-04 SITE ADDRESS: 194 REDDING ROAD APPLICANTS: GLENN CAHOON P. C. MEETING: MARCH 24, 1998 Attachment #3 Findings for Approval for a Planned Development Permit The Planning Commission finds as follows with regard to Application No. PD 97-04: 1. The proposed Planned Development Permit is consistent with the General Plan. The proposed project, utilizing a Planned Development Permit, will result in a density consistent with the area. The project density will be 10.1 units per gross acre, and therefore is consistent with the General Plan Land Use designation of 6-13 units per gross acre. The proposed density is no greater than that allowed by the R-M-S (Multiple Family Residential) Zoning District. 3. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses 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 proposed land use are 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 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. Attachment #4 CONDITIONS OF APPROVAL FOR FILE NO. TS 97-02 and PD 97-04 SITE ADDRESS: 194 REDDING ROAD APPLICANTS: GLENN CAHOON P.C. MEETING: MARCH 24, 1998 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 (CD = Community Development, PW = Public Works, FD = Fire). 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. Approved Project: Approval is granted to construct a 5 unit residential planned development project. The building and site designs shall substantially conform to the exhibits prepared by G & G Design, dated "Sept. '97", and the Tentative Map as prepared by Kirkeby Engineering, dated Nov. 1997, except as may be modified by the Conditions ofApproval.(CD, PW) Revised Building Elevations: Model B window proportions on the curved windows above the front door and rear yard windows be reproportioned to more closely repeat that of the window above the garage door; 2) porch railing and posts on all buildings match in architectural style and proportions, 3) projecting window sills be used on all sides of the buildings.(CD) Building Exterior Color Samples: Applicant shall submit exterior building color samples with the application for building permits.(CD) Landscaping: The applicant shall submit a landscape, paving and irrigation plan for approval by the Site and Architectural Review Committee, prior to issuance of building permits, addressing the following: A. Consistency with the Water Efficiency Landscape Standards, including retention of the 6 trees indicated on Sheet S by G & G Designs. B. A tree protection plan for the retained trees, and the provision of larger 24 inch box trees along the entry driveway. C. A tree protection plan for all trees to be retained on site. If designated trees are destroyed or damaged, applicant shall replace each tree damaged by two specimen trees to the satisfaction of the City of Campbell. The tree protection plan shall indicate the location of all underground utility lines, including drainage lines. This plan shall be included in all construction drawings, including drainage, utility installation (provided to all utility companies), and grading. D. The inclusion of a 6 foot tall wood fence along the east property line to a point 15 feet back from the front property line, to provide privacy. All fencing around the yards shall also be indicated on the landscape plan. Page 2 - Conditions - 194 Redding Road E. A 2 foot wide planter on portions of the east property line opposite the garages, planted in shrubs and vines to be trained on the fence. F. Driveway pavement divided into distinct areas by alternative pavement treatments. The plan shall include submittal of a sample and catalogue sheet of the decorative pavement. Interlocking pavers are preferred, due to their ease of replacement and matching if damaged. G. The location of all above-ground utilities, such as gas meters, transformer boxes, cable boxes, backflow preventers, etc. Landscaping shall be designed to screen these. (CD) Landscape Installation: All landscaping, including fencing, and landscaping to screen above- ground utilities, shall be installed prior to the issuance of building finals, or a landscape bond shall be posted.(CD) Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to issuance of building permits.(CD) Property Maintenance: The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds until the time construction actually commences. All existing structures, when unoccupied, shall have its windows boarded up and doors sealed shut or be demolished and removed from the property.(CD) Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building final. Current fee is $10,990 per unit less a credit for the one legally existing unit/lot.(CD) 9. On-site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. All exterior lighting shall be installed prior to building final.(CD) 10. Development Schedule: Construction shall commence within two years of the approval of the project by the City Council and shall be completed within one year of the commencement. 11. Grant of Right-of Way for Public Street: The owners shall provide right-of-way as needed for a 30 foot half street prior to recordation of the Final Map.(PW) 12. Final Map: Prior to issuance of any building permit, the owner's engineer shall prepare and submit a final tract map for review by the City Engineer and recordation after approval by the City Council. (The map processing fee is $1,380 + $25 per lot.)(PW) 13. Title Report: Submittal of the map shall include a current Preliminary Title Report.(PW) Page 3 - Conditions - 194 Redding Road 14. Easements: The record map shall include appropriate easements for ingress, egress, public utilities, landscape maintenance, parking, driveway maintenance, private storm drains and related information as necessary. Applicant shall prepare all documents necessary for City review, acceptance, and recording.(PW) 15. Monumentation: Prior to recording the record map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the map as determined by the City Engineer.(PW) 16. Soils Report: Applicant shall provide a soils report prepared by a registered Geotechnical or Civil Engineer.(PW) 17. Shared Access: A covenant shall be recorded obligating existing and future property owners to provide reciprocal access, utility and landscape easements to the property immediately to the east for the common parcel in exchange for easements over any driveway, parking and turnaround areas created on the adjacent parcel when it develops. The cost of any installation of utilities or the like, addition to, or damage during construction to the common parcel shall be born by the developer of the parcel to the east. The CC & Rs shall be amended when the parcel to the east is developed, using the common parcel for access, to include the property owners of the new development. (CD, PW) 18. Conditions, Covenants, and Restrictions (CC&Rs): Applicant shall provide copies of CC&Rs for review by the City prior to recordation of final map and CC&Rs. The CC&Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscaping, irrigation, and hardscape both on site and within the public fight-of-way, from the front of curb. They shall also contain provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters.(CD, PW) 19. Management and Maintenance Agreement: Prior to recordation of the Final Map, the applicant shall furnish and record an agreement for maintenance and management of the project. The agreement shall demonstrate that the project will be maintained in accordance with the intent and purpose of the approvals, and shall provide for the ongoing financial responsibility of the Homeowners Association for maintenance of the common areas created by the Final Map for the life of the project. The agreement shall include provisions for maintenance of the landscape and irrigation system in the public right-of-way. The agreement shall contain a Consumer Price Index for fee adjustment, which shall be incorporated into the CC&Rs.(PW) 20. Demolition of Existing On-Site Structures: Prior to recording the Final Map, the existing structures must be demolished.(PW) 21. 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 of $2,250 per acre or $998.(PW) Page 4 - Conditions - 194 Redding Road 22. Grading and Drainage Plan: Prior to issuance of any building permits for the site, the applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans, and pay fees required to obtain necessary grading permits. All storm drain runoff shall be collected on-site and conveyed underground to the City's storm drain system using 12 inch minimum pipe. The drainage study shall be based upon a 10 year storm frequency. Plans and studies shall be submitted to the City Engineer for review. The grading and drainage plan shall not include lines which intrude within the dripline of any of the six trees indicated to be preserved, nor changes in ground elevation in these areas (See Condition 17C).(CD, PW) 23. Standard Street Improvements: Prior to recordation of the Final Map for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment permit for construction of the improvements, as required by the City Engineer. The plans shall include the following: A. Construction of new curb and gutter with curb face at 20 feet from centerline. B. Construction of new pavement section to centerline of required right-of-way, plus an additional distance to conform to existing pavement elevations, based on a Traffic Index of 6.5 and an R value provided by a qualified soils engineer, and approved by the City Engineer. C. Construction of new 5 foot marginal sidewalk modified at driveway approach to comply with ADA standards. D. Construction of one new public street light. E. Construction of new residential driveway approach. F. Installation of street trees at 40 feet on center, including turf and irrigation. G. Installation of new traffic control signs and stripes as determined by the City Engineer to conform to the existing improvements. H. Adjustment of utility boxes in public right-of-way to finish surface grade.(PW) 25. Water Meters and Cleanouts: Install or relocate existing and proposed water meters and sewer cleanouts onto private property behind the public fight-of-way line.(PW) 26. Underground Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company (See Condition 17C). (CD, PW) 27. Storm Water Management: Construction practices shall comply with California Storm Water Best Management Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.(PW) 28. Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide the one-year maintenance security in an amount of 25% of the Faithful Performance Bond.(PW) Page 5 - Conditions - 194 Redding Road 29. Tract Map Expiration: The tentative tract map shall be valid for two years. (Final map shall be submitted and recorded prior to this expiration period).(CD, PW) 30. Planned Development Permit Expiration: The Planned Development Permit shall be valid for two years.(CD) 31. Fire Flow: The required minimum fire flow for the project is 1500 Gallons Per Minute at 20 pounds per square inch residual pressure.(FD) 32. Hydrant: One public fire hydrant shall be installed on site at a location to be determined jointly by the San Jose Water Company and the Central Fire District, OR a residential fire sprinkler system, approved by the fire department, shall be installed throughout all portions of all buildings.(FD) 33. Access Roadway for Firetrucks: The access roadway shall be constructed with a paved, all- weather surface, a minimum width of 20 feet, vertical clearance of 13 feet, 6 inches, circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-1 .(FD) 34. Firetruck Turnaround: An approved fire department engine turnaround (may be a grassed area constructed to support the weight of a fire truck), with a minimum radius of 36 feet outside and 23 feet inside, shall be provided. Final approval of the installation shall be subject to approval by the fire department. The CC & Rs shall indicate to buyers that the area identified as the fire department turnaround shall be maintained clear of any obstructions such as parking or other landscape installations. This requirement may be amended by the fire department at such time as an alternative turnaround is provided (e.g. development of a shared driveway turnaround with a future project to the east).(FD) 35. Fire Lane Markings: Provide marking for all roadways and driveways within the project, including "No Parking" in front of the landscaped fire turnaround of Condition 26 above. Markings shall be per fire department specifications and shall conform to Local Government Standards and Fire department Standard Details and Specifications A-6.(FD) CITY OF CAMPBELL Community Development Department - Current Planning March 26, 1998 Mr. Glenn Cahoon, G&G Design 44 S. San Antonio Road, #103 Los Altos, CA 94022 Re: ZC 97-01/TS 97-02/PD 97-04 - 194 Redding Road Dear Applicant: Please be advised that the Planning Commission, at its meeting of March 24, 1998, adopted the following Resolutions: 1. Resolution No. 3152 recommending approval of a Zone Change (ZC 97-01) from R- M-S (Multiple Family Residential) to PD (Planned Development); 2. Resolution No. 3153 recommending approval of a Tentative Subdivision Map (TS 97-02) to allow the creation of six lots (five single family lots and a shared common lot) on the above referenced property; and 3. Resolution No. 3154 recommending approval of a Planned Development Permit (PD 97-04) to allow the construction of five townhomes. This project will be considered by the City Council at its meeting of April 21, 1998, for approval. If you have any questions, please do not hesitate to contact me at (408) 866- 2140. Sincerely, Bl~arbnnara Schoetz Ryan er I Marvin Kirkeby (Engineer) 2395 Forest Avenue San Jose, CA 95128 Pier Antonuicci (Property Owner) 17474 Pleasant View Avenue Monte Sereno, CA 95030 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790 RESOLUTION NO. 3152 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A ZONE CHANGE FROM R-M-S (MULTIPLE FAMILY RESIDENTIAL) TO PD (PLANNED DEVELOPMENT) FOR PROPERTY LOCATED AT 194 REDDING ROAD, AS SHOWN ON THE ATTACHED EXHIBIT A, APPLICATION OF MR. GLENN CAHOON. FILE NO. ZC 97-01. After notification and public hearing, as specified by law on the proposed amendments to the Zoning Map of the City of Campbell, and after presentation by the Community Development Director, proponents and opponents, the Planning Commission did determine that the change as shown in the attached Exhibit A, entitled Map of Said Property, should be made to the Zoning Map based upon the following findings: 1. The proposed Zone Change is consistent with the General Plan. 2. The proposed density is no greater than that allowed by the R-M-S (Multiple Family Residential) Zoning District. The proposed PD Zoning will permit the use of single-family units by allowing greater flexibility in placement of the buildings, and thus a design to fit the site and the neighborhood. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses 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 are compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The Planning Commission of the City of Campbell recommends that the City Council enact the attached Ordinance making effective the recommended changes to the Zoning Map. Planning Commission Resolution No. 3152 ZC 97-01 - 194 Redding Road - Glenn Cahoon Page 2 PASSED AND ADOPTED this 24th day of March, 1998, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Francois, Gibbons, Jones, Keams, Lindstrom, Lowe, Meyer-Kennedy None None None APPROVED: Dennis Lowe, Chair ATTEST · Steve Piasecki, Secretary RESOLUTION NO. 3153 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP (TS 97-02) TO ALLOW THE CREATION OF SIX LOTS ON PROPERTY LOCATED AT 194 REDDING ROAD. APPLICATION OF MR. GLENN CAHOON. FILE NO. TS 97-02. After notification and public heating, 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 Planning Commission did find as follows with respect to application TS 97-02. The proposed subdivision of 5 residential lots results in a density of 10.1 units per gross acre. This density is consistent with the low-medium density residential land use shown on the Land Use Element of the General Plan. All but the front building have a southern roof exposure, with adequate space between the buildings to prevent shadow on any space heating or water heating roof collectors homeowners may install. 3. An initial study was prepare for this project and no significant impacts were identified. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan. ° The proposed subdivision does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. o The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the attached conditions, would have a significant effect upon the environment. 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. Planning Commission Resolution No. 3153 TS 97-02 - 194 Redding Road Page 2 Approved Project: Approval is granted to construct a 5 unit residential planned development project. The building and site designs shall substantially conform to the exhibits prepared by G & G Design, dated "Sept. '97", and the Tentative Map as prepared by Kirkeby Engineering, dated Nov. 1997, except as may be modified by the Conditions of Approval.(CD, PW) Revised Building Elevations: Model B window proportions on the curved windows above the front door and rear yard windows be reproportioned; 2) porch railing and posts on all buildings match in architectural style and proportions, 3) projecting window sills be used on all sides of the buildings.(CD) Building Exterior Color Samples: Applicant shall submit exterior building color samples with the application for building permits.(CD) Landscaping: The applicant shall submit a landscape, paving and irrigation plan for approval by the Site and Architectural Review Committee, prior to issuance of building permits, addressing the following: A. Consistency with the Water Efficiency Landscape Standards, including retention of the 6 trees indicated on Sheet S by G & G Designs. B. A tree protection plan for the retained trees, and the provision of larger 24 inch box trees along the entry driveway. Co A tree protection plan for all trees to be retained on site. If designated trees are destroyed or damaged, applicant shall replace each tree damaged by two specimen trees to the satisfaction of the City of Campbell. The tree protection plan shall indicate the location of all underground utility lines, including drainage lines. This plan shall be included in all construction drawings, including drainage, utility installation (provided to all utility companies), and grading. D° The inclusion of a 7 foot tall wood fence along the east property line to a point 15 feet back from the front property line, to provide privacy. All fencing around the yards shall also be indicated on the landscape plan. E. A 2 foot wide planter on portions of the east property line opposite the garages, planted in shrubs and vines to be trained on the fence. Fo Driveway pavement divided into distinct areas by alternative pavement treatments. The plan shall include submittal of a sample and catalogue sheet of the decorative pavement. Interlocking pavers are preferred, due to their ease of replacement and matching if damaged. Planning Commission Resolution No. 3153 TS 97-02- 194 Redding Road Page 2 G. The location of all above-ground utilities, such as gas meters, transformer boxes, cable boxes, backflow preventers, etc. Landscaping shall be designed to screen these. (CD) Landscape Installation: Ail landscaping, including fencing, and landscaping to screen above-ground utilities, shall be installed prior to the issuance of building finals, or a landscape bond shall be posted.(CD) Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to issuance of building permits.(CD) o Property Maintenance: The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds until the time construction actually commences. All existing structures, when unoccupied, shall have its windows boarded up and doors sealed shut or be demolished and removed from the property.(CD) Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building final. Current fee is $10,990 per unit less a credit for the one legally existing unit/lot.(CD) On-site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. All exterior lighting shall be installed prior to building final.(CD) 10. Development Schedule: Construction shall commence within two years of the approval of the project by the City Council and shall be completed within one year of the commencement. 11. Grant of Right-of Way for Public Street: The owners shall provide right-of-way as needed for a 30 foot half street prior to recordation of the Final Map.(PW) 12. Final Map: Prior to issuance of any building permit, the owner's engineer shall prepare and submit a final tract map for review by the City Engineer and recordation after approval by the City Council. (The map processing fee is $1,380 + $25 per lot.)(PW) 13. Title Report: Submittal of the map shall include a current Preliminary Title Report.(PW) 14. Easements: The record map shall include appropriate easements for ingress, egress, public utilities, landscape maintenance, parking, driveway maintenance, private storm drains and related information as necessary. Applicant shall prepare all documents necessary for City review, acceptance, and recording.(PW) Planning Commission Resolution No. 3153 TS 97-02- 194 Redding Road Page 4 15 Monumentation: Prior to recording the record map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the map as determined by the City Engineer.(PW) 16. Soils Report: Applicant shall provide a soils report prepared by a registered Geotechnical or Civil Engineer.(PW) 17. Shared Access: A covenant shall be recorded obligating existing and future property owners to provide reciprocal access, utility and landscape easements to the property immediately to the east for the common parcel in exchange for easements over any driveway, parking and turnaround areas created on the adjacent parcel when it develops. The cost of any installation of utilities or the like, addition to, or damage during construction to the common parcel shall be born by the developer of the parcel to the east. The CC & Rs shall be amended when the parcel to the east is developed, using the common parcel for access, to include the property owners of the new development. (CD, PW) 18. Conditions, Covenants, and Restrictions (CC&Rs): Applicant shall provide copies of CC&Rs for review by the City prior to recordation of final map and CC&Rs. The CC&Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscaping, irrigation, and hardscape both on site and within the public right-of-way, from the front of curb. They shall also contain provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters.(CD, PW) 19. Management and Maintenance Agreement: Prior to recordation of the Final Map, the applicant shall furnish and record an agreement for maintenance and management of the project. The agreement shall demonstrate that the project will be maintained in accordance with the intent and purpose of the approvals, and shall provide for the ongoing financial responsibility of the Homeowners Association for maintenance of the common areas created by the Final Map for the life of the project. The agreement shall include provisions for maintenance of the landscape and irrigation system in the public right-of-way. The agreement shall contain a Consumer Price Index for fee adjustment, which shall be incorporated into the CC&Rs.(CD) 20. Demolition of Existin~ On-Site Structures: Prior to recording the Final Map, the existing structures must be demolished.(PW) 21. 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 of $2,250 per acre or $998.(PW) Planning Commission Resolution No. 3153 TS 97-02 - 194 Redding Road Page 5 22. Grading and Drainage Plan: Prior to issuance of any building permits for the site, the applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans, and pay fees required to obtain necessary grading permits. All storm drain runoff shall be collected on-site and conveyed underground to the City's storm drain system using 12 inch minimum pipe. The drainage study shall be based upon a 10 year storm frequency. Plans and studies shall be submitted to the City Engineer for review. The grading and drainage plan shall not include lines which intrude within the dripline of any of the six trees indicated to be preserved, nor changes in ground elevation in these areas (See Condition 4C).(CD, PW) 23. Standard Street Improvements: Prior to recordation of the Final Map for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment permit for construction of the improvements, as required by the City Engineer. The plans shall include the following: A. Construction of new curb and gutter with curb face at 20 feet from centerline. Construction of new pavement section to centerline of required fight-of-way, plus an additional distance to conform to existing pavement elevations, based on a Traffic Index of 6.5 and an R value provided by a qualified soils engineer, and approved by the City Engineer. C. Construction of new 5 foot marginal sidewalk modified at driveway approach to comply with ADA standards. D. Construction of one new public street light. E. Construction of new residential driveway approach. F. Installation of street trees at 40 feet on center, including turf and irrigation. G. Installation of new traffic control signs and stripes as determined by the City Engineer to conform to the existing improvements. H. Adjustment of utility boxes in public fight-of-way to finish surface grade.(PW) 24. Water Meters and Cleanouts: Install or relocate existing and proposed water meters and sewer cleanouts onto private property behind the public fight-of-way line.(PW) 25. Underm'ound Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company (See Condition 17C). (CD, PW) Planning Commission Resolution No. 3153 TS 97-02 - 194 Redding Road Page 6 27 Storm Water Management: Construction practices shall comply with California Storm Water Best Management Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.(PW) 28. Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide the one-year maintenance security in an amount of 25% of the Faithful Performance Bond.(PW) 29. Tract Map Expiration: The tentative tract map shall be valid for two years. (Final map shall be submitted and recorded prior to this expiration period).(CD, PW) 30. Planned Development Permit Expiration: The Planned Development Permit shall be valid for two years.(CD) 31. Fire Flow: The required minimum fire flow for the project is 1500 Gallons Per Minute at 20 pounds per square inch residual pressure.(FD) 32. Hydrant: One public fire hydrant shall be installed on site at a location to be determined jointly by the San Jose Water Company and the Central Fire District, OR a residential fire sprinkler system, approved by the fire department, shall be installed throughout all portions of all buildings.(FD) 33. Access Roadway for Firetrucks: The access roadway shall be constructed with a paved, all-weather surface, a minimum width of 20 feet, vertical clearance of 13 feet, 6 inches, circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-I.(FD) 34. Fire Truck Turnaround: An approved fire department engine turnaround (may be a grassed area constructed to support the weight of a fire truck), with a minimum radius of 36 feet outside and 23 feet inside, shall be provided. Final approval of the installation shall be subject to approval by the fire department. The CC & Rs shall indicate to buyers that the area identified as the fire department turnaround shall be maintained clear of any obstructions such as parking or other landscape installations. This requirement may be amended by the fire department at such time as an alternative turnaround is provided (e.g. development of a shared driveway turnaround with a future project to the east).(FD) 35. Fire Lane Markings: Provide marking for all roadways and driveways within the project, including "No Parking" in front of the landscaped fire turnaround of Condition 26 above. Markings shall be per fire department specifications and shall conform to Local Government Standards and Fire department Standard Details and Specifications A-6.(FD) Planning Commission Resolution No. 3153 TS 97-02 - 194 Redding Road Page 7 PASSED AND ADOPTED this 24th day of March, 1997, by the following roll call vote: AYES: Commissioners: Francois, Gibbons, Meyer-Kennedy NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None Jones, Keams, Lindstrom, APPROVED: Dennis Lowe, Chair ATTEST: Steve Piasecki, Secretary RESOLUTION NO. 3154 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDiNG APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PD 97-04) TO ALLOW THE CONSTRUCTION OF FIVE TOWNHOMES ON PROPERTY LOCATED AT 194 REDDING ROAD IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. GLENN CAHOON. FILE NO. PD 97-04. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to Application No. PD 97-04: 1. The proposed Planned Development Permit is consistent with the General Plan. The proposed project, utilizing a Planned Development Permit, will result in a density consistent with the area. The project density will be 10.1 units per gross acre, and therefore is consistent with the General Plan Land Use designation of 6-13 units per gross acre. The proposed density is no greater than that allowed by the R-M-S (Multiple Family Residential) Zoning District. 3. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses 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 proposed land use are 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 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. Planning Commission Resolution No. 3154 PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 2 Further, the applicants are notified as part of this application that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to this application and are not herein specified. And, that this approval is granted subject to the following Conditions of Approval. Approved Project: Approval is granted to construct a 5 unit residential planned development project. The building and site designs shall substantially conform to the exhibits prepared by G & G Design, dated "Sept. '97", and the Tentative Map as prepared by Kirkeby Engineering, dated Nov. 1997, except as may be modified by the Conditions of Approval.(CD, PW) Revised Building Elevations: Model B window proportions on the curved windows above the front door and rear yard windows be reproportioned; 2) porch railing and posts on all buildings match in architectural style and proportions, 3) projecting window sills be used on all sides of the buildings.(CD) o Building Exterior Color Samples: Applicant shall submit exterior building color samples with the application for building permits.(CD) Landscaping: The applicant shall submit a landscape, paving and irrigation plan for approval by the Site and Architectural Review Committee, prior to issuance of building permits, addressing the following: A. Consistency with the Water Efficiency Landscape Standards, including retention of the 6 trees indicated on Sheet S by G & G Designs. B. A tree protection plan for the retained trees, and the provision of larger 24 inch box trees along the entry driveway. Co A tree protection plan for all trees to be retained on site. If designated trees are destroyed or damaged, applicant shall replace each tree damaged by two specimen trees to the satisfaction of the City of Campbell. The tree protection plan shall indicate the location of all underground utility lines, including drainage lines. This plan shall be included in all construction drawings, including drainage, utility installation (provided to all utility companies), and grading. D° The inclusion of a 7 foot tall wood fence along the east property line to a point 15 feet back from the front property line, to provide privacy. All fencing around the yards shall also be indicated on the landscape plan. E. A 2 foot wide planter on portions of the east property line opposite the garages, planted in shrubs and vines to be trained on the fence. Planning Commission Resolution No. 3154 PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 3 o o o ° 10. 11. 12. Fo Driveway pavement divided into distinct areas by alternative pavement treatments. The plan shall include submittal of a sample and catalogue sheet of the decorative pavement. Interlocking pavers are preferred, due to their ease of replacement and matching if damaged. G. The location of all above-ground utilities, such as gas meters, transformer boxes, cable boxes, backflow preventers, etc. Landscaping shall be designed to screen these. (CD) Landscape Installation: Ail landscaping, including fencing, and landscaping to screen above-ground utilities, shall be installed prior to the issuance of building finals, or a landscape bond shall be posted.(CD) Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to issuance of building permits.(CD) Property Maintenance: The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds until the time construction actually commences. All existing structures, when unoccupied, shall have its windows boarded up and doors sealed shut or be demolished and removed from the property.(CD) Park Impact Fees: Applicants to pay Park Impact In-Lieu Fee at the time of Final Map recordation and building final. Current fee is $10,990 per unit less a credit for the one legally existing unit/lot.(CD) On-site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. All exterior lighting shall be installed prior to building final.(CD) Development Schedule: Construction shall commence within two years of the approval of the project by the City Council and shall be completed within one year of the commencement. Grant of Right-of Way for Public Street: The owners shall provide right-of-way as needed for a 30 foot half street prior to recordation of the Final Map.(PW) Final Map: Prior to issuance of any building permit, the owner's engineer shall prepare and submit a final tract map for review by the City Engineer and recordation after approval by the City Council. (The map processing fee is $1,380 + $25 per lot.)(PW) 13. Title Report: Submittal of the map shall include a current Preliminary Title Report.(PW) Planning Commission Resolution No. 3154 PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 4 14. Easements: The record map shall include appropriate easements for ingress, egress, public utilities, landscape maintenance, parking, driveway maintenance, private storm drains and related information as necessary. Applicant shall prepare all documents necessary for City review, acceptance, and recording.(PW) 15 Monumentation: Prior to recording the record map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the map as determined by the City Engineer.(PW) 16. Soils Report: Applicant shall provide a soils report prepared by a registered Geotechnical or Civil Engineer.(PW) 17. Shared Access: A covenant shall be recorded obligating existing and future property owners to provide reciprocal access, utility and landscape easements to the property immediately to the east for the common parcel in exchange for easements over any driveway, parking and turnaround areas created on the adjacent parcel when it develops. The cost of any installation of utilities or the like, addition to, or damage during construction to the common parcel shall be born by the developer of the parcel to the east. The CC & Rs shall be amended when the parcel to the east is developed, using the common parcel for access, to include the property owners of the new development. (CD, PW) 18. Conditions, Covenants, and Restrictions (CC&Rs): Applicant shall provide copies of CC&Rs for review by the City prior to recordation of final map and CC&Rs. The CC&Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscaping, irrigation, and hardscape both on site and within the public right-of-way, from the front of curb. They shall also contain provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters.(CD, PW) 19. Management and Maintenance A~eement: Prior to recordation of the Final Map, the applicant shall furnish and record an agreement for maintenance and management of the project. The agreement shall demonstrate that the project will be maintained in accordance with the intent and purpose of the approvals, and shall provide for the ongoing financial responsibility of the Homeowners Association for maintenance of the common areas created by the Final Map for the life of the project. The agreement shall include provisions for maintenance of the landscape and irrigation system in the public right-of-way. The agreement shall contain a Consumer Price Index for fee adjustment, which shall be incorporated into the CC&Rs.(CD) 20. Demolition of Existing On-Site Structures: Prior to recording the Final Map, the existing structures must be demolished.(PW) Planning Commission Resolution No. 3154 PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 5 21. 22. 23. Storm Drain Area Fee: Pr/or to issuance of any grading, drainage, or building permits for the site, the applicant shall pay the required storm drain area fee of $2,250 per acre or $998.(PW) Grading and Drainage Plan: Prior to issuance of any building permits for the site, the applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans, and pay fees required to obtain necessary grading permits. All storm drain runoff shall be collected on-site and conveyed underground to the City's storm drain system using 12 inch minimum pipe. The drainage study shall be based upon a 10 year storm frequency. Plans and studies shall be submitted to the City Engineer for review. The grading and drainage plan shall not include lines which intrude within the dripline of any of the six trees indicated to be preserved, nor changes in ground elevation in these areas (See Condition 4C).(CD, PW) Standard Street Improvements: Prior to recordation of the Final Map for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment permit for construction of the improvements, as required by the City Engineer. The plans shall include the following: A. Construction of new curb and gutter with curb face at 20 feet from centerline. Construction of new pavement section to centerline of required right-of-way, plus an additional distance to conform to existing pavement elevations, based on a Traffic Index of 6.5 and an R value provided by a qualified soils engineer, and approved by the City Engineer. C. Construction of new 5 foot marginal sidewalk modified at driveway approach to comply with ADA standards. D. Construction of one new public street light. E. Construction of new residential driveway approach. F. Installation of street trees at 40 feet on center, including turf and irrigation. G. Installation of new traffic control signs and stripes as determined by the City Engineer to conform to the existing improvements. H. Adjustment of utility boxes in public fight-of-way to finish surface grade.(PW) Planning Commission Resolution No. 3154 PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 6 24. Water Meters and Cleanouts: Install or relocate existing and proposed water meters and sewer cleanouts onto private property behind the public right-of-way line.(PW) 25. Underground Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company (See Condition 17C). (CD, PW) 27 Storm Water Management: Construction practices shall comply with California Storm Water Best Management Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.(PW) 28. Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide the one-year maintenance security in an amount of 25% of the Faithful Performance Bond.(PW) 29. Tract Map Expiration: The tentative tract map shall be valid for two years. (Final map shall be submitted and recorded prior to this expiration period).(CD, PW) 30. Planned Development Permit Expiration: The Planned Development Permit shall be valid for two years.(CD) 31. Fire Flow: The required minimum fire flow for the project is 1500 Gallons Per Minute at 20 pounds per square inch residual pressure.(FD) 32. Hydrant: One public fire hydrant shall be installed on site at a location to be determined jointly by the San Jose Water Company and the Central Fire District, OR a residential fire sprinkler system, approved by the fire department, shall be installed throughout all portions of all buildings.(FD) 33. Access Roadway for Firetrucks: The access roadway shall be constructed with a paved, all-weather surface, a minimum width of 20 feet, vertical clearance of 13 feet, 6 inches, circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-I.(FD) Planning Commission Resolution No. 3154 PD 97-04 - 194 Redding Road - Mr. Glenn Cahoon Page 7 34. Fire Truck Turnaround: An approved fire department engine turnaround (may be a grassed area constructed to support the weight of a fire truck), with a minimum radius of 36 feet outside and 23 feet inside, shall be provided. Final approval of the installation shall be subject to approval by the fire department. The CC & Rs shall indicate to buyers that the area identified as the fire department turnaround shall be .maintained clear of any obstructions such as parking or other landscape installations. This requirement may be amended by the fire department at such time as an alternative turnaround is provided (e.g. development of a shared driveway turnaround with a future project to the east).(FD) 35. Fire Lane Markings: Provide marking for all roadways and driveways within the project, including "No Parking" in front of the landscaped fire turnaround of Condition 26 above. Markings shall be per fire department specifications and shall conform to Local Government Standards and Fire department Standard Details and Specifications A-6.(FD) PASSED AND ADOPTED this 24th day of March, 1998, by the following roll call vote: AYES: Commissioners: Francois, Gibbons, Meyer-Kennedy NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None Jones, Kearns, Lindstrom, Lowe, APPROVED: Dennis Lowe, Chair ATTEST: Steve Piasecki, Secretary Planning Commission Minutes of March 24, 1998 Page 3 Chairman Lowe asked if SARC reviewed the application. Mr. Russ Reich replied that they did not. Chairman Lowe opened the Public Hearing for Agenda Item No. 1. There were no parties presented wishing to address this application. Chairman Lowe closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission adopted Resolution No. 3151 approving an extension of time (R 98-01) for a previously-approved Modification (M 97-01) to allow an addition to an existing veterinary hospital on property located at 3265 S. Winchester, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Kennedy NOES: None ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 2 into the record. ZC 97-01/TS 97-02/PD 97-04 Cahoon, G. Public Hearing to consider the application of Mr. Glenn Cahoon for approval of a Zone Change (ZC 97-01) from R-M-S to PD; a Tentative Subdivision Map (TS 97-02) and a Planned Development Permit (PD 97-04) to allow the construction of five unit townhouse development on property located at 194 Redding Road in an R-M-S (Multiple Family Residential) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: April 21, 1998 Ms. Barbara Ryan, Planner I, presented the staff report as follows: · Advised the Commission that a handout was distributed with minor corrections to the proposed Conditions of Approval. · Applicant is seeking approval of an application to allow five two-story townhomes which will share a common drive along the eastern side of the lot. Two buildings will be attached and one detached. Planning Commission Minutes of March 24, 1998 Page 4 · Parking requirements are met with the provision of 3.5 spaces per unit. · Seven existing trees on site will be saved. · The project consists of three permits. A Zone Change changing the zoning fi.om R-M-S (Multiple Family Residential) to PD (Planned Development). A Tentative Subdivision Map to create six (6) lots and a Planned Development Permit to approve the site plan, elevations and landscape plan for the project. · The project site is adjacent to one single family residential lot on one side and two single family residential lots on the other. The remaining parcels have been developed with townhome/condominium projects, generally by combining two former residential lots together. · The proposed driveway on this site has been located to one side of the lot to accommodate the potential for future development of the adjacent lot into townhomes. · Advised the Commission that the current owners of the adjacent properties are not interested in selling and/or developing their property at this time. · SARC met on March 10~ and reviewed this application and had four recommendations: 1. Providing window sills on all sides. 2. The location of the driveway and the provision of a larger landscaping strip along the property line. 3. Inclusion of porch rails and posts. 4. Having the curved windows reproportioned. · Advised that the windows subsequently have been changed fi.om curved to rectangular in shape. · Staff supports adoption of a Negative Declaration and that the Commission forward this project to Council with a recommendation of approval. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · Stated that SARC is pleased with the quality of this project and cooperation offered by the applicant in supporting a project configuration that allows for the future sharing of a driveway in the event that the adjacent parcel is developed. · SARC is supportive of this project with the revisions as outlined by staff and met by the applicant. Chairman Lowe opened the Public Heating for Agenda Item No. 2. Mr. Glen Cahoon, G&G Design, Applicant: · Thanked Barbara Ryan for her excellent job. · Advised that they are in agreement with the Conditions of Approval. · Said that he was available for any questions. Commissioner Francois asked if the applicant supported the extended 'planter area along the eastern property line. Mr. Glen Cahoon advised that they had no problem with that requirement. Planning Commission Minutes of March 24, 1998 Page 5 Ms. Sharon Pine, Property Owner, 206 Redding Road: Advised that she has no problem with the proposed plans. · Said that the project is similar to other projects built in the area which resulted in good neighbors. · Said that they like having the driveway near their property. · Asked for one minor change so that the proposed five foot (5') fence with one foot (1 ') lattice be extended to a six foot (6") fence with one foot (1') lattice for a total fence height of seven feet (7'). This is the type of fence built on the other side of their property to separate them from another townhome complex. Chairman Lowe asked staff if this posed any problem. Ms. Barbara Ryan advised that under the Planned Development Zoning, this request can be accommodated. Chairman Lowe asked if this requirement adversely impacts the developer. Mr. Glen Cahoon replied that this posed no problem. Chairman Lowe asked if this would become a Condition of Approval. Ms. Barbara Ryan replied that it would be included in the Conditions. Chairman Lowe closed the Public Heating for Agenda Item No. 2. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Gibbons, the Planning Commission recommended the adoption of a Negative Declaration for this project and adopted Resolution No. 3152 recommending approval of a Zone Change (ZC 97-01) from R-M-S to PD; Resolution No. 3153 recommending approval of a Tentative Subdivision Map (TS 97-02) and adopted Resolution No. 3154 recommending approval of a Planned Development Permit (PD 97-04) to allow the construction of five unit townhouse development (with the adjustment to Condition 4-D to increase the fence height to seven feet) on property located at 194 Redding Road, incorporating staff's corrections to the Conditions of Approval, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Kennedy NOES: None ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 3 into the record. MEMORANDUM CITY OF CAMPBELL COMMUNITY DEVELOPMENT DEPARTMENT TO: FROM: SUBJECT: Harold Housley DATE: 12/17/98 Barbara Schoetz Ryan, Community Development Department----~ ~ Planning Clearance for Tract Map Recordation By this memo, the Planning Department provides notice that the owner of the property at 194 Redding Road has met all requirements of the Planning Division for the recordation of the Final Tract Map, subject to collection of the tract-level Park Fee. .0F- ca4~ MEMORANDUM CITY OF CAMPBELL COMMUNITY DEVELOPMENT DEPARTMENT TO: FROM: SUBJECT: Chuck Gomez, Public Works DATE: 12/07/98 Barbara Schoetz Ryan, Community Development Department Park Fees, 194 Redding Road Park Land Dedication fees for the 5 unit condominium project at 194 Redding Road are as follows: $7,035 x .75 = $5,276.25 x 4 new lots -- $ 21,105 due prior to map recordation $7,035 x 5 = $35,175 - ($10,990 + $21,105) = $3,080 due prior to building occupancy September 28, 1998 CITY OF CAMPBELL Community Development Department Jani Ow California Mission Brokerage 1156 Jacklin Road, Milpitas, CA 95035-3700 Subject: 194 Redding Rd-Planning Department comments- Building permit plans Dear Ms. Ow: The following are comments by the Planning Department regarding the plans submitted for Building Permit, and re- iterate many of the items we discussed on the telephone. Trees; Tree protection plan. per Condition 4 B & C The plans approved by the Planning Commission indicated certain trees would be retained. The location of the existing trees is not correctly shown on the plans. Each tree indicated to be saved needs to be exactly located and the site plan revised to show correctly the location of a) the trunk(s) of each tree to be saved, and 2) the extent of the branches. If this is not done, difficulties will be encountered during construction. A certified arborist (International Society of Arborculturists- ISA) is to examine the trees indicated on the plans to be saved, treat them, and prune them prior to construction. Please provide us with the name and phone number of the arborist h~ case the Planning Department has any questions. o Prior to any demolition or construction, and any vehicles or materials being brought onto the site the trees to be saved shall be ringed by a sturdy fence of a minimum 6 foot height with posts extending into the ground a minimum of 12 inches to protect the trees during construction. The location of the fencing to protect the trees shall be determined by the certified arborist. The site plan included with the building plans shall indicate the location of the fencing, including dimensions of the fencing from the trunk of each tree. One copy of these plans shall be kept on the construction site. The fencing shall not be moved or removed during construction without the arborist being present to supervise the work which is to take place within the approved fence line. This shall include any underground utility lines, new fencing, and any other construction. One or more weather-proof signs shall be attached to the fences, which shall state, "This fence shall not be moved or removed during demolition or construction except that a certified arborist shall be present on site to supervise the protection of the trees. NO DUMPING, PARKING OR STORAGE shall take place inside the fencing." Conditions of approval require that a landscape plan be submitted and approved by the City's Landscape Advisor prior to issuance of a building permit. The plan is to include: 1. Consideration that at some time in the future the lot to the east will be included with this lot as an integrated development, with one driveway. The design of the tree planting at the east of the entryway shall integrate with the large evergreen tree adjacent on the property to the east. 2. The size, number, species and location of all proposed plants, including the trees to be saved. The design of any grade changes within the dripline of the trees to be saved should be addressed in conjunction with the arborist. 3. An automatic irrigation plan. 70 North First Street · Campbell, California 95008. 1423 - TEL 408.866.2130 - F^X 408.866.8381 · TDD 408.866.2790 Page 2 - 194 Redding Road The location of all underground as well as above ground utilities, including PG & E boxes, telephone, cable boxes, waterlines, sewer lines, etc. These locations shall be shown on the landscape plan so as not to have conflicts between the location of the landscaping, especially the trees, and the utilities. The plans shall be based upon location plans approved by the pertinent utility companies. 5. Appropriate landscaping screening of above ground utilities, including wall meters, transformer boxes, backflow prevention devices, etc. The design of 6 foot tall wood fencing along the rear and side property lines, and for the private rear yards. Within 15 feet of the front property line, the side fencing shall either end, or be reduced in height to no taller than 43 inches. No fencing is approved within the front 15 feet except along the side property lines. 7. A minimum 2' wide planter area along the east property line in the areas opposite the garages, with shrubs and vines indicated within it, to be trained onto the fencing. The details of the driveway treatment shall be indicated, with a width of interlocking pavers used to mark the entry to the complex, and at appropriate design intervals along the driveway, to break up its apparantl length. Interlocking pavers are preferred over other types of decorative pavement as they are easier for the homeowners association to replace and match, should there be future damage. 9. The walkway and patio plan, and materials to be used. 10. The location for trash receptacles shall be built into the plan so that they will not be visible except when placed out on trash day. 11. Please coordinate with the engineer's plan for street and sidewalk improvements. The design for the sidewalk and driveway as indicated on the architects plans will need to be changed to meet handicapped requirements for acceptable cross slope along the sidewalk across the driveway. Call Harold Housley (866-2158), Campbell Public Works for the design standards. Grading Plan The grading plan shall include the correct location of all the trees to be saved, and shall indicate the existing grade at the base of each tree, and the proposed grade. The grading level within the dripline of the trees is not to be changed without mitigation measures submitted to the City by the certified arborist, and these measures incorporated into the approved construction plans. Improvement Plan for within the Public Right of Way Please have your Civil Engineer contact Harold Housely, Public Works, for improvement plan requirements. The design of the sidewalk and driveway will need to meet cross slope requirements for the sidewalk where it crosses the driveway. Architectural Samples Samples of the colors and materials for the following items shall be submitted to the Planning Department for review and approval. The details of these shall conform with the colored elevations previously approved by the Planning Commission. 1. Interlocking pavers to be used on the driveway. 2. Roofing 3. Building walls 4. Trim Page 3 -194 Redding Road Shared Access Submit a copy of the proposed reciprocal access covenant to the Planning Department for review and approval. This is in fulfillment of Condition # 17 of the Planning Commission approval which reads: "Prior to recordation of the Tract Map, a covenant shall be recorded obligating existing and future property owners to provide reciprocal access, utility and landscape easements to the property immediately to the east for the common parcel in exchange for easements over any driveway, parking and turnaround areas created on the adjacent parcel when it develops. The cost of any installation of utilities or the like, addition to, or damage during construction to the common parcel shall be born by the developer of the parcel to the east. The CC & Rs shall be amended when the parcel to the east is developed, using the common parcel for access, to include the property owners of the new development." Conditions, Covenants, and Restrictions (CC&Rs) Provide copies of CC&Rs for review by the City prior to recordation of the £mal map and CC&Rs. The CC&Rs shall contain provisions for a Homeowners Association to maintain, repair, and reconstruct all landscaping, irrigation, and hardscape both on site and within the public right-of-way, from the front of curb. They shall also contain provisions for maintenance, repair, relocation, and construction of all private grading/drainage improvements, and related matters. The above comments are those of the Planning Department only. If you have any questions regarding these please give me a call at 408-866-2193. Please refer to Public Works, Fire, etc. for their review comments. Sincerely, choetz Ryan, AICP cc. Building Depmhnent Harold Housley, Public Works .o¥ CITY OF CAMPBELL Community Development Department . Current Planning March 13, 1998 NOTICE OF HEARING 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, March 24, 1998, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Glenn Cahoon for approval of a Zone Change (ZC 97-01) from R-M-S to PD; a Tentative Subdivision Map (TS 97-02) and a Planned Development Permit (PD 97-04) to allow the construction of five unit townhouse development on property located at 194 Redding Road in an R-M-S (Multiple Family Residential) Zoning District. A Negative Declaration has been prepared for this project. 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. PLANNING COMMISSION CITY OF CAMPBELL STEVE PIASECKI SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. ZC 97-01/TS 97-02/PD 97-04 Address: 194 Redding Road 70 North First Street . Campbell, California 95008. 1423 . TEL 408.866.2140 · FAX 408.866.8381 · TOD 408.866.2790 .0t:' 'O*~CHAgO CITY OF CAMPBELL Community Development Department - Current Planning March 3, 1998 Re: ZC 97-01/TS 97-02/PD 97-04- 194 Redding Road Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meetings: Site and Architectural Review Committee Meeting Date: Tuesday, March 10, 1998 Time: 6:45 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, March 24, 1998 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, r~bara Schoetz Ry~n~ Planner I cc: Glenn Cahoon (Applicant) 44 S. San Antonio Road, #103 Los Altos, CA 94022 Marvin Kirkeby (Project Engineer) 2395 Forest Avenue San Jose, CA 95128 Pier Antonuicci (Property Owner) 17474 Pleasant View Avenue Monte Sereno, CA 95030 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 December 23, 1997 Glenn Cahoon 445 South San Antonio Road Los Altos, CA 94539 Subjects: A. Preliminary Conditions Received to date for 194 Redding Road B. Incompleteness comments on Tract Map. Dear Mr. Cahoon, The City has not received all the information listed in the November 5th letter for the application to be considered complete. However, some of the commentors have provided their preliminary conditions for approval which I am enclosing, and providing comment on. Fire Department The one condition which will affect the design is the provision of the required fire truck turnaround. As I discussed with you on the phone, we expected this. You said that you intended to revise the plan to include turf block in the landscaped area located between the second and third house. The Fire Department may or may not accept this. You need to apply to them for an exception, and we need to receive notice of this exception from them, together with any conditions attached to it. They may require such items as notice and conditions in the CC&Rs, signs, and a revision to the tract map for either an easement or inclusion of the area in the common area. I have been informed that turf block poses several problems: First, the crew who responds to the fire may not have information that the turfblock tunraround area is there. They also have had experiences where it "disappears", trees appear in its center, etc. The exception request could include some suggested solutions which address their concerns. Architectural Advisor The Architectural Advisor sits on the Site and Architectural Review Commission with two Planning Commissioners, and they rely upon his opinion. He has provided comment to us over the phone, as follows: 1. The rooflines between the joined buildings do not xvork, either architecturally, nor from a standpoint of avoiding future leak/drainage problems. 2. The second floor overhangs are too massive and create a confined feeling to the open spaces. This is especially true in Model B, where the entry open space is overhung for the entire length. 3. The railings at the porches are not in proportion to the rest of the architecture, and result in a porch only 3' in depth. 70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790 The second story windows in the rear, facing the open spaces and the neighbors, should have the same level of architectural detailing as the other sides of the buildings. This includes muntins on Model B, and sills/subsills on Model A. Planning Department In general, the amount and quality of open space and greenery needs to be improved. Specifically: 1. The driveway area is a barren straight shot, with no landscaping to relieve it. It looks directly back into a confined entry open space, with a massive overhang. The driveway might be moved closer to the houses (2 feet), with a vine trained onto the chimney, and shrubbery on either side of the chimney to soften the feel of a driveway so close to the building. The space next to the property line should then be provided with landscape shrubs and espaliers. As I mentioned on the phone, the front portion of the driveway could start further west (5 to 6 feet) and the driveway provided with a curved entry angle order to provide an area large enough for a grove of entryway trees on the east side. These are suggestions which would improve the quality of the open areas, but would not increase their size. 2. The design of the buildings is massive in appearance, and includes massive overhangs which detract from the openness of the exterior spaces, especially in Model B. The xvood material and design of the yard fencing does not relate well to those of the houses. Any stucco walls should include detailing to provide visual texture and details, especially on the top. Vines, shrubbery and trees would provide this on the lower portion of the walls/fences. If walls of an another material are proposed, the material should also be used on the buildings in an appropriate manner. Tract Map Since the time of the November 5~h incompleteness letter, the tract map has been submitted. The Public Works Department has reviewed the map and found the following information to be missing: A. Bench Marks B. Any Existing and/or Proposed Easements Should you have any questions on the above, or on other matters, pleas call me at 408-866-2193. Sincerely, Barbara Schoetz Ryan, AICP Planner I cc. Wayne Hokenson, Fire Department Harold Housley, Public Works enc. 'O~CHAgO' CITY OF CAMPBELL Community Development Department November 5, 1997 Glenn Cahoon 445 South San Antonio Road Los Altos, CA 94539 Subject: Applications for 194 Redding Road Dear Mr. Cahoon, The Community Development Department has reviewed your submittal for a Tract Map, Zone Change and Planned Development Permit, submitted October 30, 1997. We have not routed your applications to other departments for comment due to a lack of information, and number of sets of plans. Please submit the following to meet the application criteria for distribution: Preliminary_ Title Report Required as part of every application you have submitted. Please submit 2 copies. Tentative Subdivision Map No map has been submitted, nor the information which is required to accompany it. Please refer to the Tentative Subdivision Map application form to determine the information required and the number of copies to be submitted. Planned Development Permit 1. SITE PLAN · Uses and buildings on adjacent properties, # stories, setbacks to this property · Utilities, existing and proposed. Include fire hydrants, poles, meters, transformers, etc. Note that new development is required to underground existing and new utilities. · Street frontage (Civil dwgs referred to were not submitted) · Distance from property to centerline · Any dedication · Street trees · Driveway width · Utilities · Preliminary drainage/grading plan · Proposed fencing location, height, material · Conceptual landscaping (trees, screen, shrubs, lawn) 2. ELEVATIONS Indicate all materials: roof, walls, garage door, columns, facias. 70 North First Street . Campbell, California 95008. 1423 · TEL 408.866.2140 · F^X 408.866.8381 ' TDD 408.866.2790 Page 2 194 Redding Road 3. MATERIALS & COLORS SAMPLE BOARD 4. PHOTOS OF SURROUNDING PROPERTIES & PROJECT SITE 5. ELEVATIONS/CROSS SECTIONS OF SITE WITH ADJACENT SITES. To indicate the heights and proportions of the project relative to the surrounding properties and buildings. 6. PROJECT SUMMARY INFORMATION See Attachment A, last page in application. 7. ATTACHMENT C (Sanitation District Acknowledgment) filled in. 8. ATTACHMENT D (Contribution Disclosure form) filled in. Should you have any questions, please give me a call at (408) 866-2193. Sincerely, ~Barbara Schoetz Ryan Planner I TO WHOM IT MAY CONCERN: The undersigned hereby authorizes Mr. Glen Cahoon of G&G Design to act as his agent for the purpose of submitting the request of permits and related documentation to the City of Campbell. Fier G. Antoniucci Date '