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PD/TS/ZC - 2000January 12, 2004 Que Nader Recon Development P.O. Box 3209 Saratoga, CA 95070 RE: Issuance of Building Permit for 205 Redding Road - Phase 2 To Whom It May Concern: The Conditions of Approval for the subject project and City policy prevent the issuance of the Building Permit prior to recordation of the Parcel Map. The Parcel Map is currently under review by the Public Works Department. As soon as the Parcel Map is recorded and all outstanding Conditions of Approval are satisfied, the City of Campbell will be able to issue the Building Permit (BLD2004- 00009) for which plan check has been completed. Should you have any questions please call me at (408)866-2124 or via e-mail at geoftb@cityofcampbell.com. ~SinCerelY 'J" ~. ,- ..,,/ /- .... ?~. I Geoff I. Bradley Senior Planner cc: Ed Arango, DPW File J:\CorrespOlldence\QueNadir.doc 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.871.5140 . TfJD 408.866.1790 City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: From: Subject: File Tim J. Haley, Associate Planner Park Impact Fees - 205 Redding Road PLN 2000-105 Date: May 14, 2002 Payment of a park impact fee as follows: Park Impact: Park impact fee of $ 6,597.50 at building f'mal/occupancy. 8 units or $824.68 each unit Apz-il !7, 2002 CITY ~F CAMPBELL (~'omlmmit', I)c'/eh>pmcr~t ~)cpartmcnt Hoffman Terraces. Inc. Attn: Que Nader P.O. Box 3209 Saratoga. CA 95070 RE: Parking Islands - Hoffman Lane PLN 2000-100 Dear Ms. Nazerdad: The Planning Division has reviewed your revised site plan dated April 11, 2002 that depicts finger islands along Hoffman Lane to define the four parallel parking spaces approved along the private street frontage. Three of these spaces are compact and one is a standard parking stall size. This parking is acceptable subject to the following conditions: 1. Prior to installation of improvements, please amend the grading and drainage plan as well as landscape plan to reflect these changes. The revised plans need to be reviewed and approved by ti~e Planning Division, Building Division and Public Works Engineering. 2. The parking spaces need to be designated as compact where appropriate. Typically this is handle through pavement painting "compact' in minimum 4- inch letters. 3. Please illustrate the signing and restriction of no parking/no stopping alont the other curbs :hat face Hoffman Lane. 4.. Relocating the private light standards into these finger islands is not supported do ~o :he clcse proximity to the parking spaces as ;,,'el! as the private lane. If you si~ould have any questions regarding this conditional approval, please do not hesitate to contact me at (4081 S06- '~ 144. Sincere!v. Tim J. Haley ~' Associate Planner Ste',e Butch, Building Division Harold Housley, Engineering Division J ',Tim H~,Par:dlcl Parking Hoffman Lane 205 reddmg.doc City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: File From: Tim Haley Associate Planner Subject: Parking 205 Redding Rd. Date: April 10, 2002 Issues Summary: Eight townhome units 16 garages (8 two car garages) 10 driveway aprons (on site) 4 parallel (Hoffman Lane) 30 spaces - (3 compact, 27 standard 3 On-street Redding Rd. ROBERT & NANCY BLACK 1499 PARSONS AVENUE CAMPBELL, CA 95008 408-377-4161 March 23, 2001 City of Campbell Planning/Building Division 70 N. First Street Campbell CA 95008 Re: Hoffman Terraces Project We, the neighbors of the Hoffman Terraces project 'met with Mr. Que Nader last night (03-22-01) and he showed us the planting plan for the planned development on Redding Road. The number of trees and the planting in general met with our approval. We look forward to meeting with Mr. Nader and the landscape people when the time comes to pick tree species and place them. Sincerely, c CITY OF CAMPBELL Community Development Department March 20, 2001 Mr. Que Nader Hoffrnan Terraces, Inc. P. O. Box 3209 Saratoga, CA 95070-3209 Re: Landscaping Plan: Building 2000-1465-1471 (Six Town Homes) 205 Redding Rd. Dear Mr. Nader: The Planning Division has reviewed your submittal of the landscaping and irrigation plans for the above referenced project. The general landscape concept is acceptable but a concern is expressed regarding the plant material types. Additionally, a condition of your approval requires that you meet with the adjacent property owners to demonstrate that the landscape plan has made a reasonable effort in addressing privacy concerns through plant locations, size and type. Please provide verification that the neighboring residence have reviewed the landscape and site plan prior to the issuance of building permits. The landscape plan is still at a conceptual stage. Additionally, the planting schedule indicates a variety of plant materials that appear to not be compatible. It is recommended that you retain the services of a landscape architect for the preparation of these plans. The irrigation plans are not acceptable. It is recommended that a landscape architect be retained, so that plant selections and details are appropriate for this project. Additionally, please review the conditions of approval to ensure that all conditions have been satisfied. If you should have any questions regarding these items, please do not hesitate to contact me. I may be reached at (408) 866-2144. Sincerely, Tim J. Haley Associate Planner CC: Frank Mills, Senior Building Inspector Ideal Design and Engineering, 18651 Mt. Lassen Drive, Castro Valley, CA 94552 70 North First Street · Campbell. Cali{ornia 9500S-1436 · ~! 408.866.2140 ~x:,: 408.S66.8381 · nor-) 408.866.2790 CITY OF CAMPBELL Community Development Department - Current Planning March 15, 2001 Joe Schreckenghaust ! 509 Parsons Campbell, CA 95008 Re: Site & Landscape Plans for 205 Redding Road Project Dear Mr. Schreckenghaust: Per your request yesterday to have revised plans for the townhome project at 205 Redding Road mailed to you, I must advise that we only have a full size set of revised plans but not a reduced set. Reduced plans are not a requirement when the applicant submits revisions. However, I was able to reduce the site and landscape plan sheets on our copy machine and tape the sheets together for you to be able to review them from home. I also enclose a copy of the Resolutions that approved the project, which includes the Conditions of Approval. To see the entire full-size set of plans, including elevations, you will need to stop by the office. Our department is open between the hours of 8 a.m. and 6 p.m., Monday through Thursday, and until 5 p.m. on Fridays. I checked with the project planner, Tim Haley, who said that the landscape plan is acceptable in concept as far as quantities of planting material proposed but that the specific plants depicted on the landscape plan are still unsatisfactory and will need to be revised upon consultation with a landscape professional. If you have further questions, Tim Haley can be reached at (408) 866-2144. I hope that this information is helpful. Sincerely, Corinne A. Shinn Planning Secretary Cc: Sharon Fierro, Community Development Director Tim J. Haley, Associate Planner 70 North First Street · Campbell, California 95008-1436 · lit. 408.866.2140 - Fix 408.8668381 · TI)l) 408.866.2790 CITY OF CAMPBELL Community Development Department - Current Planning December 18, 2000 Mr. Que Nader Hoffman Terraces, Inc. P. O. Box 3209 Saratoga, CA 95070-3209 Rc: Plan Check Building 2000-1465-1471 (Six Town Homes) 205 Redding Rd. Dear Mr. Nader: The Planning Division has reviewed your submittal of for Phase One of the above referenced towhnhome project. Based upon a review of City Council Resolution No. 9748 additional information and following changes are necessary. The landscape plan is incomplete and does not provide the anticipated landscape concept. The following comments are offered: The landscape plan is still at a conceptual stage. Additionally, the planting schedule indicates a variety of plant materials that appear to not be compatible. It is recommended that you retain the services of a landscape architect for the preparation of these plans. The irrigation plans are not acceptable. 2. Site Plan (Page Two) does not indicate the improvement of the street frontage along Redding Road or the beginning of Hoffman Lane. 3. A grading and drainage plan needs to be submitted. Please illustrate curbing throughout the project to define and protect planting areas and buildings. A curbing detail needs to be provided. 4. The decorative pavement treatment appears rather random and small relative to the pavement areas. Additionally, it is recommended that a planting area be provided adjacent to the rear of the "B". 5. Please submit a detailed fencing plan. 6. The elevations are still incomplete. Please provide details of bow and greenhouse windows. Additionally, please provide details of gutter at building eave, window trim and sills and chimney caps. 7. Exterior lighting has not been illustrated. It is recommended that a landscape architect be retained, so that plant selections and details are appropriate for this project. Additionally, please review the conditions of approval to ensure that all conditions have been satisfied. If you should have any questions regarding these items, please do not hesitate to contact me. I may be reached at (408) 866-2144. Sincerely, TimJ. ' Associate Planner CC: Frank Mills, Senior Building Inspector Ideal Design and Engineering, 18651 Mt. Lassen Drive, Castro Valley, CA 94552 70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790 City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: From: Subject: Harold Housley, Land Development Engineer Tim J. Haley, Associate Planner Final Map-205 Redding Road PLN 2000-105 Date: November 29, 2000 In response to the your request, the Planning Department has the following comments regarding the recordation of a tract map for the phased subdivision proposed on the subject property: Improvements Plans: 1. Please provide a copy of the improvement plans associated with this map 2. Street trees should be planted per City Standard Final Map: Phase One 1. Payment of a park dedication fee as follows: Park Dedication: Final Map (7 x $7,035) x .75 = $36,933.75 with a credit of $5,276.25 for the existing lot or a fee at Final map of $31,657.50. Park Impact: At building final or occupancy (7 X $7,035) = $ 49,245.00 with a credit of one dwelling unit at $10,990 and a credit for payment of park dedication fees of $ 31,657.50 resulting in a park impact fee of $ 6,597.50 at building final/occupancy. 2. Review ofC,C, & Rs to ensure maintenance of landscaping, common driveways, common parking and etc. 3. Tree Protection Plan per condition no. 2. 4. Show Hoffman Lane as a common lot. 5. Please illustrate existing Public Utility Easements. 6. Do we want PUE's along the street frontage and along Hoffman Lane ? cc: Geoff Bradley, Senior Planner Bill Helms, Land Development Manager Chuck Gomez From: Sent: To: Cc: Subject: Chuck Gomez Tuesday, December 05, 2000 2:45 PM Tim Haley Bill Helms; Harold Housley; Chuck Gomez RE: 205 Redding Road Tim, I am sending you a copy a set of plans that have been submitted today. They are supposed to be onsite grading and drainage plans and offsite street improvement plans but they are totally unacceptable as such for City review and Que Nader of Hoffman Terraces will be informed today of that matter. ..... Original Message ..... From: Tim Haley Sent: Wednesday, November 29, 2000 2:12 PM To: Harold Housley; Chuck Gomez Cc: Bill Helms Subject: RE: 205 Redding Road I hu'oid: 2O5 Please find nltachcd a response to t~¢ u'ac! map rcvicw fi'om a Planning Division standpoim..'< File: memo tbr F'iual Map Reddin,, Road.doc >' I'hanks Tim ..... Original Message ..... From: Harold Housley Sent: Wednesday, November 29, 2000 12:17 PM To: 'Rm Haley; Chuck Gomez Cc: Harold Housley Subject: 205 Redding Road I will hand you a copy of the Final Tract map submitted by Mr. Que Nader for plan checking. He wants to fast tract the checking process as much a possible. Please let me know if you have any comments. Thanks I. J£aroMTfousL,'y, Telephone: 408-866-21 S8 Extension: 2,158 Fax: 40~376-09g8 Emaih public works@ci.campbell.ca.us City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 To: From: Subject: MEMORANDUM Harold Housley, Land Development Engineer Tim J. Haley, Associate PI~~ Final Map-205 Redding Road PLN 2000-105 Date: November 29, 2000 In response to the your request, the Planning Department has the following comments regarding the recordation of a tract map for the phased subdivision proposed on the subject property: Improvements Plans: i. Please provide a copy of the improvement plans associated with this map 2. Street trees should be planted per City Standard Final Map: Phase One I. Payment of a park dedication fee as follows: Park Dedication: Final Map (7 x $7,035) x .75 = $36,933.75 with a credit of $5,276.25 $31,657.50. for the existing lot or a fee at f'mal map of Park Impact: At building final or occupancy (7 X $7,035) = $ 49,245.00 with a credit of one dwelling unit at $10,990 and a credit for payment of park dedication fees ors 31,657.50 resulting in a park impact fee of $ 6,597.50 at building final/occupancy. 2. Review of C,C, & Rs to ensure maintenance of landscaping, common driveways, common parking and etc. 3. Tree Protection Plan per condition no. 2. 4. Show Hoffman Lane as a common lot. 5. Please illustrate existing Public Utility Easements. 6. Do we want PUE's along the street frontage and along Hoffinan Lane ? cc: GeoffBradley, Senior Planner Bill Helms, Land Development Manager Memo From: Date: Re: Distribution n~ Tim Haley, Associate Pla November 2, 2000 Project Approval PLN 2000-99,100, & 105- Que Nader On October 17, 2000, the City Council took action to approve a zone change on the referenced property to allow the construction of an eight unit townhome development. Please find attached copies of the appropriate resolutions and ordinance for this project approval. If you should have any questions regarding these approvals, please do not hesitate to contact me at 866-2144. Distribution: Harold Housley, Land Development Engineer Frank Mills, Senior Building Inspector Wayne Hokanson, Santa Clara County Fire Department Pledge of Allegiance: Thc Pledge of Allegiance was lead by Gretchen Conner, Finance Director. SPECIAL PRESENTATIONS AND PROCLAMATIONS There were no Special Presentations and Proclamations. COMML.'NICATIONS AND PETITIONS There were no Communications and Petitions. CONSENT CALENDAR Vice Mayor Dean asked if any Councilmember or anyone in the audience wished to remove an item from the Consent Calendar. \'ice Max or Dean stated that Item 7 would be removed from the Consent Calendar and not considered at this time. The Consent Calendar ':,,as considered as follows: 1. Minutes of Regular Meeting of October 3, 2000 This action approves the Minutes of the Regular Meeting of October 3, 2000. 2. Payment of Bills and Claims This action approves the list of Bills and Claims for payment covering the period of September 23. 2000 through October 6, 2000, in the amount of $543,796.19. Ordinance 1994 approving a Zone Change (PLN2000-99) from R-M-S (Multiple Family Residential) to PD (Planned Development) on property located at 205 Redding Road, Application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc. (Second Reading/Roll Call Vote) Ordinance 1994 approves a Zone Change (PLN2000-99) from R-M-S (Multiple Family Residential) to PD (Planned Development) on property located at 205 Redding Road, application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc. Minutes of 10;17/2000 City Council Meeting 2 MEMORANDUM To: Tim Haley Associate Planner From: Jan~emsley DepCty City Clerk i' D ate: Subject: October 19, 2000 205 Redding Road - Que Nader on behalf of Hoffman Terraces, Inc. A copy of the letter written to Que Nader in follow up to the City Council meeting of October 17, 2000 is attached for your records. Please note that Ordinance 1994 will be published in the Campbell Express dated October 25, 2000. .04. c4~.a CITY OF CAMPBELL City Clerk's Office October 19, 2000 Mr. Que Nader Hoffman Terraces, Inc. P O Box 3209 Saratoga, CA 95070 Dear Mr. Nader: At the regular meeting of October 17, 2000, the City Council gave second reading to Ordinance No. 1994 approving a Zone Change (PLN 2000-99) from R-M-S (Multiple Family Residential) to PD (Planned Development) for property located at 205 Redding Road. A certified copy of this Ordinance is enclosed for your records. Please note that Ordinance 1994 will become effective 30 days from the date of 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 Tim Haley, Associate Planner, Community Development Department. Sincerely, Anne Bybee City Clerk Eric. cc. Tim Haley, Associate Planner Eugene and Fern Riggs, 205 Redding Road, Campbell 95008 Richard L. Riggs, 1446 Ridgewood Dr., San Jose 95118 70 North First Street - Campbell, California 95008. 1423· 'rE. ',~08.866.2~ 17 . F^x 408.374.6889 . TDD 408.866.2790 ORDINANCE NO. 1994 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL AMENDING THE ZONING MAP FOR PROPERTY LOCATED AT 205 REDDING ROAD, AS SHOWN ON THE ATTACHED EXHIBIT A. APPLICATION OF MR. QUE NADER, ON BEHALF OF HOFFMAN TERRACES, INC. FILE NO. PEN2000-99 (zc). 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. Que Nader, on behalf of Hoffrnan Terraces, Inc., for approval of a Zone Change for property located at 205 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 following roll call vote: 17th day of October , 2000, by the AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Dougherty, Furtado, None Watson, Kennedy None Dean ATTEST: APPROVED: Jx~eecP. Kennedy, Mayor uted by Matthew T. Dean, Anne Bybee, City Clerk Vice Mayor AND CORR'-:CT CC, c',. 7'.:: iHE ORiGiNAL AT~EST' Ah~NiS '~¥'/EE. 3D'Y CLERK, C~T~ .0¥ -c4 *t,6 CITY OF CAMPBELL City Clerk's Office October 9, 2000 Mr. Que Nader Hoffman Terraces, Inc. P O Box 3209 Saratoga, CA 95070 Dear Mr. Nader: At the regular meeting of October 3, 2000, the City Council held a public hearing to consider your application, on behalf of Hoffman Terraces, Inc., for approval of a Zone Change (PLN 2000-99) from R-M-S (Multiple Family Residential) to PD (Planned Development), approval of a Planned Development Permit (PLN 2000-100) to allow the construction of eight townhomes and approval of a Tentative Subdivision Map (PLN 2000-105) to allow the creation of eight lots on property located at 205 Redding Road in an R-M-S Zoning District. The City Council, after due discussion and consideration, and hearing public testimony, took the following action: 1. Granted a Negative Declaration for the proposed project; 2. Gave first reading to Ordinance 1994 approving a Zone Change (PLN 2000-99) from R-M-S to PD for property located at 205 Redding Road; Adopted Resolution No. 9748 approving a Planned Development Permit (PLN 2000- 100), subject to findings and conditions of approval, for property located at 205 Redding Road; and Adopted Resolution No. 9749 approving a Tentative Subdivision Map (PLN 2000-105), subject to findings and conditions of approval, for property located at 205 Redding Road. Continued 70 North First Street Campbell, California g ~008. 1423 - TEL 408.866.2117 · FAX 408.374.6889 · TDD 408.866.2790 Page 2 A certified copy of Resolution No. 9748 and 9749 is enclosed for your records. The City Council will give second reading to Ordinance 1994 at the regular meeting of October 17, 2000. A certified copy of this Ordinance will be forwarded to you after that meeting. Should you have any questions in regard to the City Council's action, please do not hesitate to contact this office (866-2117) or Tim Haley, Associate Planner, Community Development Department. Sincerely, Anne Bybee City Clerk Enc. CC. Tim Haley, Associate Planner Eugene and Ferne Riggs, 205 Redding Road, Campbell 95008 Richard L. Riggs, 1446 Ridgewood Dr., San Jose 95118 RESOLUTION NO. 9748 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN2000-100) TO ALLOW THE CONSTRUCTION OF EIGHT TOWNHOMES ON PROPERTY LOCATED AT 205 REDDING ROAD IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. QUE NADER, ON BEHALF OF HOFFMAN TERRACES, INC. 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 regard to File No. PLN2000-100 (PD): 1. The proposed Planned Development Permit is consistent with the Land Use Element of the General Plan. 2. The proposed density of 9.6 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in 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. 4. The provision of CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. 5. An initial study was prepared for this project and no significant environmental impacts were found. - Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. o The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and City Council Resolution PLN2000-100 - 205 Redding Road - Planned Development Permit Page 2 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 6. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. The applicant is hereby notified, as part of this application, that he/she is 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 on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with alt applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted to construct an eight (8)-unit townhouse development consisting of 2 two-story buildings. The proposed project will be constructed in two phases consistent with the development schedule provided below. The building designs and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site Plan prepared by Robert E. Johnston, dated July 2000. B. Building elevations, roof plans and floor plans prepared by Robert E. Johnston, dated July 2000. Plans shall be revised to relocate any front door entrances, for the two Plan A units facing the adjacent single family residential properties, to the side of the building to reduce privacy impacts on adjacent residences. C. Color and material boards submitted by Que Nader. D. Tentative Subdivision Map prepared by Lee Engineers, stamped as received on July 28, 2000. E. Development Schedule: Phase One: Six townhomes, a new two car garage and the retention of the existing residence building. Construction shall commence within one year of City Council approval and shall be completed within one year of commencement. Phase Two: Removal of existing residence and new garage and the construction of two new townhome units. Construction shall commence within five years of City Council approval or as long as the current owners shall reside within the existing residence and shall be completed within one year of commencement. Extension of Phase Two shall require approval by the Planning Commission. City Council Resolution PLN2000-100 - 205 Redding Road - Planned Development Permit Page 3 BUILDING DIVISION 2. Permits Required: A building permit application shall be required for the proposed structures. The building permit shall include electrical, plumbing, and mechanical fees when such work is part of the permit. 3. Construction Plans: The conditions of approval Shall be stated in full on the cover sheet of construction plans submitted for building permit. 4. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inch x 36 inch. The minimum size is 18 inch x 24 inch. o Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: · pad elevation · finished floor elevation (first floor) · foundation comer locations 7. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R shall be blue-lined on construction plans. Special Inspections: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of building permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division counter. Non-Point Source Control: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of the plan submittal. The specification sheet (size 24 inch x 36 inch) is available at the Building Division service counter. 10. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: · West Valley Sanitation District · Santa Clara County Fire Department City Council Resolution PLN2000-100 - 205 Redding Road - Planned Development Permit Page 4 · School Districts (Campbell Union School District, Moreland School District, Cambrian School District) · County Health Department (if required) PLANNING DEPARTMENT 11. Landscaping and Revised Site Plan: A. The applicant shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director. The landscape and irrigation plans shall designate all landscaped areas to be commonly maintained throughout the development. B. The applicant shall submit a revised site plan adjusting building locations to accommodate the retention of the magnolia and maple trees. The revised plan shall also delete six of the proposed parking spaces shown along Hoffman Lane and show this area as front yard spaces. C. The applicant shall be permitted to remove older fruit and nut trees'on the rear portion of the property all other mature trees shall be retained. D. A tree protection plan shall be submitted prior to issuance of a building permit in accordance with the City's Water Efficient Landscape Standards (WELS) for any trees to be retained on site. E. Applicant shall meet with willing representatives of adjacent properties prior to submittal of the landscape plan to the Community Development Director and reasonable effort made to place trees and planting of vegetation to increase the privacy impacts. 12. Parking and Driveway: A. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. B. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the' Community Development Director prior to issuance of building permits for the project. 13. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney and Community Development Director a copy of the CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common area landscaping. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision to require that the interior garage space shall be maintained available at all times for the parking of two vehicles. City Council Resolution PLN2000-100 -205 Redding Road- Planned Development Permit Page 5 H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. 14. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the townhouse project. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. · 15. Fences: The ap},licant shall provide new property line and project fencing that complies with Section 21.59.090 of the Campbell Municipal Code. Installation of a 7.5-foot fence (6-foot fence with 18-inch lattice) is required on the property line that abuts adjacent residences. Fencing plan shall be submitted for review and approval by the Community Development Department. 16. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 17. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 18. 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. 19. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on' site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting. Lighting fixtures shall be of a decorative design to be compatible with the residential development. 20. Garages: Garages shall be maintained at all times in such a way that they are available for the parking of two automobiles. CENTRAL FIRE DISTRICT: 21. Review Limitations -- Site Access/Water Supply: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to Fire Department operations and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. The lot split will cause the newly created parcel to have a Hoffman Lane address. Frontage improvements along the private street of Hoffman Lane may become necessary to comply with Fire Department access (roadway width) and water supply (public fire hydrant) requirements. City Council Resolution PLN2000-100 - 205 Redding Road - Planned Development Permit Page 6 22. Required Fire Flow: Required fire flow for this project is 1,000 GPM at 20 psi. residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing, based upon the largest structure not exceeding 3,600 square feet, including the garage. 23. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating 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 sheet A-1. 24. Parking Along Roadways: The required width of fire access roadways . shall not be obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides of the roadway. Roadway widths shall be measured face to face of curb. Parking spaces are based on an eight-foot wide space. 25. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 26. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. As the access to each of the homes are via Hoffman Lane, the addresses shall be recorded as Hoffman Lane. 27. Notes on Plan Submittals: To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be restated as "notes" on all pending and future plan submittals. 28. Dimension of Hoffman Lane: The existing dimension of Hoffman Lane shall not be diminished as a result of this development. PUBLIC WORKS DEPARTMENT: 29. Hoffman Lane as a Private Street: Hoffman Lane, along the westerly boundary, is a private street and there are no current plans to make it public. 30. Tentative Map: The applicant shall submit a Tentative Map for review by the City. The current application fee is $3,510.00. City Council Resolution PLN2000-100 - 205 Redding Road- Planned Development Permit Page 7 31. Final Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Map for review by the City and recordation, after approval, by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 32. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 33. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant additional Right-of-Way, as needed, for Public Street Purposes along the Redding Road frontage to accommodate a 30 foot half street. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Easements: Prior to recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 35. Monumentation for Final Map: Prior to recording Final Map, thr applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 36. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public improvements, as required by the City Engineer. The plans shall include the following: Redding Road · Reconstruction of the pavement to centerline including 1 V2 inch asphalt grind, as necessary, for a Traffic Index of 6.5. · Construction of curbs, gutters, sidewalks, street light(s), ADA compliant driveway approaches and sidewalks, street trees, irrigation system, traffic signs and markings. · Installation and relocation of utilities, as necessary. 37. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 38. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 39. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility companies. - City Council Resolution PLN2000-100 - 205 Redding Road - Planned Development Permit Page 8 41. 42. 43. 44. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Business Code including Chapters 10, 11, 18, 33 and Appendix Chapter 33. The plans shall also include street improvements for Hoffman Lane (private street) and provisions for compliance with NPDES. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee, which is $1,502.00. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. Demolition: Prior to recording of the Final Map, the applicant shall obtain a Demolition permit to remove existing non-conforming structures. 45. Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the' Planning Division's checklist PASSED AND ADOPTED this 3rd day of October vote: ., 2000, by the following roll call AYES: NOES: ABSENT: ABSTAiN: ATTEST: COUNCILMEMBERS: Dougherty, Furtado, Watson, Kennedy COUNCILMEMBERS: Dean COUNCILMEMBERS: None COUNCILMEMBERS: None APPR~~)c~/~'~ e ayor AKIC) CORT?SCT Cr''[' !E Anne Bybee, o, F, LE ~* '~,~-'- OF I~'I~MP E C, I~:OFINIA ~'~ RESOLUTION NO. 9749 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP (PLN2000-105) TO ALLOW THE CREATION OF EIGHT PARCELS ON PROPERTY LOCATED AT 205 REDDING ROAD. APPLICATION OF MR. QUE NADER, ON BEHALF OF HOFFMAN TERRACES, INC. FILE NO. PLN2000-105 (TS). 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 PLN2000-105 (TS): 1. The proposed subdivision density of 9.6 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Meditim Density Residential land use shown on the Land Use Element of the General Plan. An initial study was prepared for this project and no significant environmental impacts were found. 3. The provisions of the CC&Rs are necessary to ensure the long term property maintenance and continued architectural integrity of the project. Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan. 2. 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, will have a significant effect upon the environment. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. City Council Resolutioh PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 2 The applicants are hereby notified, as part of this application, that they are required to meet the following conditions in accordance with the Ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified. Additionally, the applicants are hereby notified that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California that pertain to this development and are not contained herein. COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted for a Tentative Subdivision Map allowing the creation of eight (8) residential lots for an eight (8) unit townhouse development on property located at 205 Redding Road. The map shall substantially conform to the Tentative Subdivision Map prepared by Lee Engineers, stamped as received on July 28, 2000, except as modified herein. The tentative map shall be revised to delineate/-Ioffman Lane and the private driveway courts as a common lot to the subdivision. Tree Protection Plan: A tree protection plan shall be submitted prior to issuance of a building permit in accordance with the City's Water Efficient Landscape Standards (WELS) for any trees to be retained on site. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney and Community Development Director a copy of the CC&Rs which shall include the following: A. Formation of a homeowner's association to ensure the long-term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common area landscaping. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision to require that the interior garage space shall be maintained available at all times for the parking of two vehicles. H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the townhouse project. Credit in the amount of $10,990 will be given for the existing single- family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. City Council Resolution PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 3 Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). PUBLIC WORKS DEPARTMENT: 6. Hoffman Lane as a Private Street: Hoffman Lane, along the westerly boundary, is a private street and there are no current plans to make it public. 7. Tentative Map: The applicant shall submit a Tentative Map for review by the City. The current application fee is $3,510.00. o Final Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Map for review by the City and recordation, after approval, by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 9. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 10. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant additional Right-of-Way, as needed, for Public Street Purposes along the Redding Road frontage to accommodate a 30 foot half street. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 11. Easements: Prior to recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 12. Monumentation for Final Map: Prior to recording Final Map, thr applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 13. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public improvements, as required by the City Engineer. The plans shall include the following: Redding Road A. Reconstruction of the pavement to centerline including 1 ½ inch asphalt grind, as necessary, for a Traffic Index of 6.5. B. Construction of curbs, gutters, sidewalks, street light(s), ADA compliant driveway approaches and sidewalks, street trees, irrigation system, traffic signs and markings. C. Installation and relocation of utilities, as necessary. City Council Resolution, PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 4 14. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 15. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 16. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remoaeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility companies. 17. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for. approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 18. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Business Code including Chapters 10, 11, 18, 33 and Appendix Chapter 33. The plans shall also include street improvements for Hoffman Lane (private street) and provisions for compliance with NPDES. 19. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee which is $1,502.00. 20. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 21. Demolition: Prior to recording of the Final Map, the applicant shall obtain a Demolition permit to remove existing non-conforming structures. 22. Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning Division's checklist. PASSED AND ADOPTED this,,5~[' day of C, t~('~,Xo~- ,2000, by the following roll call vote: City Council Resolution PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 5 AYES: NOES: ABSENT: ABSTAIN: ATTEST' COUNCILMEMBERS: Dougherty, COUNCILMEMBERS: Dean COUNCILMEMBERS: None COUNCILMEMBERS: None Furtado, Watson, Kennedy ~e P. Kenn~dy,'Mayor ¢¢ Anne Bybee, City Clerk 'IF!E FGP, 5'::;!NG 1~¢ ]5 A TRUE AND CO~;9FC%' CC'f ~ i[{E ORIGINAL ON FiLE iN THiS ~, (~ '~TT~T: &N~E f~'r E(: ';jFrf GLERK, CIT~ Council Report ITEM NO: CATEGORY: MEETING DATE: Public Hearing October 3, 2000 TITLE Application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc., for approval of a Zone Change (PLN2000-99) from an R-M-S (Multiple Family Residential) to P-D (Planned Development), approval of a Planned Development Permit (PLN2000-100) to allow the construction of eight townhomes and approval of a Tentative Subdivision Map (PLN2000-105) to allow the creation of eight lots on property located at 205 Redding Road in an R-M-S(Multiple Family Residential) Zoning District. RECOMMENDATION The Planning Commission recommends that the City Council take the following: 1. Grant a Negative Declaration for the proposed project; and 2. Take first reading of the attached ordinance approving a Zone Change (PLN2000-99) of the property from R-M-S to PD; and 3. Adopt a Resolution upholding the Planning Commission's recommended approval of the Planned Development Permit (PLN2000-100), incorporating the attached findings and subject to the attached conditions of approval; and 4. Adopt a Resolution upholding the Planning Commission's recommended approval of the Tentative Subdivision Map (PLN2000-105), incorporating the attached findings and subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION The City prepared an Initial Study for this project and it was determined that no significant impacts would be created as a result of the project. Based upon the information provided in the Initial Study, the Planning Commission recommends that the City Council grant a Negative Declaration for this project. BACKGROUND The applicant is requesting approval of a Zone Change (PLN2000-99) from an R-M-S (Multiple Family Residential) zoning district to a Planned Development (PD) zoning district, a Planned Development Permit (PLN2000-100) and a Tentative Subdivision Map (PLN 2000-105) to allow the development ora eight (8) unit townhouse project on property located at 205 Redding Road. The applicant is requesting approval of the project in two phases with the retention of the existing single-family residence on the front portion of the property and the construction of six (6) townhomes to the north in Phase I and the removal of the existing residence and the construction of (2) townhomes in Phase II. The Planning Commission at its meeting of September 12, 2000, forwarded a recommendation to the City Council by a 3-2-2 vote to approve the proposed project with the attached conditions of approval. During the Planning Commission meeting, adjacent neighbors to the north and east of the project site voiced concerns regarding the loss of privacy from their residences due to the proposed project density and the potential for construction conflicts with the use of Hoffman City Council Report - City Council Meeting of October 3, 2000 PLN2000-99/100/105 - 205 Redding Road Page 2 Lane. As a result, the Planning Commission recommended an additional condition of approval to address privacy concerns by adding trees on the landscaping plan. The site is currently developed with a single-family residence and a detached garage that would be removed during the construction of Phase 2 of the project. Along the westerly boundary of the property is Hoffman Lane which is a private lane that provides access to approximately 25 single family residences to the north of the project site. The project has three proposed driveways that would take access from Hoffman Lane and a condition of approval requires that the homeowners association created for this development be responsible for the improvement and maintenance of the frontage along Hoffman Lane. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Medium Density Residential (6-13 units per gross acre). The proposed project will be developed at a density of 9.6 units per gross acre, which is consistent with the General Plan. Zoning Change: The subject site is currently zoned R-M-S (Multiple Family Residential) and would allow a maximum of ten (10) apartment units to be constructed on site. The zone change to a PD zone does not affect the maximum density allowance for the property, but does allow for the separate ownership of units on individual lots. The project consists of the development of eight (8) townhouse units. Tentative Subdivision Map: The project will require approval of a Tentative Subdivision Map to allow the creation of eight (8) residential lots and a common lot for the driveway access and common landscape areas. The common lot will be located along the west side of the subject property and incorporates Hoffman Lane. Planned Development Permit: The Planned Development Permit will allow for the construction of an eight (8) unit townhouse development, incorporating the site plan and elevations as part of the PD Permit approval. The site plan indicates the construction of the project in two phases, with Phase I allowing the construction of six townhouse units that access from private driveways from Hoffman Lane and Phase II allowing the construction of two townhouse units along Redding Road. The townhouse development will provide a total of 34 parking spaces, including 16 covered parking spaces and 18 uncovered parking spaces. Staff is recommending the elimination of 6 parking spaces along the Hoffman Lane frontage to improve the landscaping along this frontage. Parking required is 28 spaces, 8 covered and 20 uncovered. 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. FISCAL IMPACTS None City Council Report - City Council Meeting of October 3, 2000 PLN2000-99,100, & 105 - 205 Redding Road Page 3 Attachments: 1. Draft City Council Zone Change - Ordinance 2. Draft City Council Planned Development Permit - Resolution 3. Draft City Council Tentative Subdivision Map - Resolution 4. Planning Commission Resolutions and Minutes 5. Planning Commission Report 6. Reduced Exhibits 7. Location Map Prepared by: Reviewed by: 'Sharon Fierro, Community Development Director Approved by: Bernard M. Strojny, City Manager CITY OF CAMPBELL Community Development Department · Current Planning September 13, 2000 Mr. Que Nader Hoffman Terraces, Inc. P.O. Box 3209 Saratoga, CA 95070-3209 Re: PLN2000-99 (ZC)/PLN2000-100 (PD)/PLN2000-105 (TS)- 205 Redding Road Dear Applicant: Please be advised that the Planning Commission, at its meeting of September 12, 2000, took the following actions: 1. Adopted Resolution No. 3292 recommending approval of a Zone Change (PLN2000~99) from R-M-S (Multiple Family Residential) to PD (Planned Development); and 2. Adopted Resolution No. 3293 recommending approval of a Planned Development Permit (PLN2000-100) to allow the construction of eight townhome units; and 3. Adopted Resolution No. 3294 recommending approval of a Tentative Subdivision Map (PLN2000-105) to allow the creation of eight parcels; and 4. Recommended that the City Council grant a Negative Declaration for this project. This project is tentatively set for consideration by the City Council at its meeting of October 3, 2000. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Tim J. Haley Associate Planner Cc Eugene & Feme Riggs (Property Owner) 205 Redding Road Campbell, CA 95008 Richard Riggs (Applicant) 1466 Ridgewood Drive San Jose, CA 95118 70 North First Street - Campbell, California 95008.1423 . TEL 408.866.2140 · F^X 408.866.8381 · TOD 408.866.2790 RESOLUTION NO. 3292 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 205 REDDING ROAD. APPLICATION OF MR. QUE NADER, ON BEHALF OF HOFFMAN TERRACES, INC. FILE NO. PLN2000-99 (zc). After notification and public heating, 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 a change 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 of 9.6 units per gross acre is no greater than would be allowed by the R-M-S (Multiple-Family Residential) Zoning District. 3. The proposed Planned Development Zoning will allow greater flexibility in placement of buildings and design to fit the site and the neighborhood. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses would be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 4. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. 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. 3292 PLN2000-99 - 205 Redding Road - Zone Change Page 2 PASSED AND ADOPTED this 12th day of September, 2000, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: Doorley, Gibbons, Lindstrom COMMISSIONERS: Hemandez, Jones COMMISSIONERS: Francois, Lowe COMMISSIONERS: None ATTEST: APPROVED: 5baron k'~erro, Secretary Elizabeth Gibbons, Chair RESOLUTION NO. 3293 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2000-100) TO ALLOW THE CONSTRUCTION OF EIGHT TOWNI-IOMES ON PROPERTY LOCATED AT 205 REDDING ROAD IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. QUE NADER, ON BEHALF OF HOFFMAN TERRACES, INC. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission finds as follows with regard to File No. PLN2000-100 (PD): 1. The proposed Planned Development Permit is consistent with the Land Use Element of the General Plan. 2. The proposed density of 9.6 units per goss acre is no greater than the density allowance of 6-13 units per gross acre permitted in 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. 4. The provision of CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. 5. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that · 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. 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 Planning Commission Resoluuon No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 2 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. o No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 6. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. The applicant is hereby notified, as part of this application, that he/she is 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 on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Proiect: Approval is granted to construct an eight (8)-unit townhouse development consisting of 2 two-story buildings. The proposed project will be constructed in two phases consistent with the development schedule provided below. The building designs and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site Plan prepared by Robert E. Johnston, dated July 2000. B. Building elevations, roof plans and floor plans prepared by Robert E. Johnston, dated July 2000. C. Color and material boards submitted by Que Nader. D. Tentative Subdivision Map prepared by Lee Engineers, stamped as received on July 28, 2000. E. Development Schedule: Phase One: Six townhomes, a new two car garage and the retention of the existing residence building. Construction shall commence within one year of City Council approval and shall be completed within one year of commencement. Phase Two: Removal of existing residence and new garage and the construction of two new townhome units. Construction shall commence within five years of City Council approval or as long as the current owners shall reside within the existing residence and shall be completed within one year of commencement. Extension of Phase Two shall require approval by the Planning Commission. Planning Commission Resoluuon No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 3 BUILDING DIVISION 2. Permits Required: A building permit application shall be required for the proposed structures. The building permit shall include electrical, plumbing, and mechanical fees when such work is part of the permit. 3. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 4. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inch x 36 inch. The minimum size is 18 inch x 24 inch. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: · pad elevation · finished floor elevation (first floor) · foundation comer locations 7. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R shall be blue-lined on construction plans. Special Inspections: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of building permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division counter. Non-Point Source Control: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of the plan submittal. The specification sheet (size 24 inch x 36 inch) is available at the Building Division service counter. 10. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: Planning Commission Resolunon No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 4 · West Valley Sanitation District · Santa Clara County Fire Department · School Districts (Campbell Union School District, Moreland School District, Cambrian School District) · County Health Department (if required) PLANNING DEPARTMENT 11. Landscaping and Revised Site Plan: A. The applicant shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director. The landscape and irrigation plans shall designate all landscaped areas to be commonly maintained throughout the development. B. The applicant shall submit a revised site plan adjusting building locations to accommodate the retention of the magnolia and maple trees. The revised plan shall also delete six of the proposed parking spaces shown along Hoffman Lane and show this area as front yard spaces. C. The applicant shall be permitted to remove older fruit and nut trees on the rear portion of the property all other mature trees shall be retained. D. A tree protection plan shall be submitted prior to issuance of a building permit in accordance with the City's Water Efficient Landscape Standards (WELS) for any trees to be retained on site. E. Applicant shall meet with willing representatives of adjacent properties prior to submittal of the landscape plan to the Community Development Director and reasonable effort made to place trees and planting of vegetation to increase the privacy impacts. 12. Parking and Driveway: A. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. B. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director prior to issuance of building permits for the project. 13. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney and Community Development Director a copy of the CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common area landscaping. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. Planning Commission Resolution No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 5 F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision to require that the interior garage space shall be maintained available at all times for the parking of two vehicles. H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. 14. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the townhouse project. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 15. Fences: The applicant shall provide new property line and project fencing that complies with Section 21.59.090 of the Campbell Municipal Code. Fencing plan shall be submitted for review and approval by the Community Development Department. 16. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 17. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 18. 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. 19. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting. Lighting fixtures shall be of a decorative design to be compatible with the residential development. 20. Garages: Garages shall be maintained at all times in such a way that they are available for the parking of two automobiles. CENTRAL FIRE DISTRICT: 21. Review Limitations -- Site Access/Water Supply: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to Fire Department operations and shall not be construed as a substitute for formal plan review to determine Planning Commission Resolution No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 6 compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. The lot split will cause the newly created parcel to have a Hoffman Lane address. Frontage improvements along the private street of Hoffman Lane may become necessary to comply with Fire Department access (roadway width) and water supply (public fire hydrant) requirements. 22. Required Fire Flow: Required fire flow for this project is 1,000 GPM at 20 psi. residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing, based upon the largest structure not exceeding 3,600 square feet, including the garage. 23. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating 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 sheet A-1. 24. Parking Along Roadways: The required width of fire access roadways shall not be obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides of the roadway. Roadway widths shall be measured face to face of curb. Parking spaces are based on an eight-foot wide space. 25. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 26. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. As the access to each of the homes are via Hoffman Lane, the addresses shall be recorded as Hoffman Lane. 27. Notes on Plan Submittals: To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be restated as "notes" on all pending and future plan submittals. 28. Dimension of Hoffman Lane: The existing dimension of Hoffrnan Lane shall not be diminished as a result of this development. PUBLIC WORKS DEPARTMENT: Planning Commission Resolunon No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 7 29. Hoffman Lane as a Private Street: Hoffman Lane, along the westerly boundary, is a private street and there are no current plans to make it public. 30. Tentative Map: The applicant shall submit a Tentative Map for review by the City. The current application fee is $3,510.00. 31. Final Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Map for review by the City and recordation, after approval, by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 32. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 33. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant additional Right-of-Way, as needed, for Public Street Purposes along the Redding Road frontage to accommodate a 30 foot half street. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Easements: Prior to recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 35. Monumentation for Final Map: Prior to recording Final Map, thr applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 36. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public improvements, as required by the City Engineer. The plans shall include the following: Redding Road · Reconstruction of the pavement to centerline including 1 V2 inch asphalt grind, as necessary, for a Traffic Index of 6.5. · Construction of curbs, gutters, sidewalks, street light(s), ADA compliant driveway approaches and sidewalks, street trees, irrigation system, traffic signs and markings. Installation and relocation of utilities, as necessary. 37. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. Planning Commission Resolution No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 8 38. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 39. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility companies. 40. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and]or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 41. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Business Code including Chapters 10, 11, 18, 33 and Appendix Chapter 33. The plans shall also include street improvements for Hoffman Lane (private street) and provisions for compliance with NPDES. 42. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee, which is $1,502.00. 43. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 44. Demolition: Prior to recording of the Final Map, the applicant shall obtain a Demolition permit to remove existing non-conforming structures. 45. Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning Division's checklist PASSED AND ADOPTED this 12~h day of September, 2000, by the following roll call vote: Planning Commission Resolunon No. 3293 PLN2000-100 - 205 Redding Road - Planned Development Permit Page 9 AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Doorley, Gibbons, Lindstrom Hemandez, Jones Francois, Lowe None APPROVED: Elizabeth Gibbons, Chair ATTEST: Sharon Fierro, Secretary RESOLUTION NO. 3294 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP (PLN2000-105) TO ALLOW THE CREATION OF EIGHT PARCELS ON PROPERTY LOCATED AT 205 REDDING ROAD. APPLICATION OF MR. QUE NADER, ON BEHALF OF HOFFMAN TERRACES, INC. FILE NO. PLN2000-105 (TS). After notification and public heating, as specified by law, and after presentation by the Community Development Staff, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2000-105 (TS): The proposed subdivision density of 9.6 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Medium Density Residential land use shown on the Land Use Element of the General Plan. 2. An initial study was prepared for this project and no significant environmental impacts were found. 3. The provisions of the CC&Rs are necessary to ensure the long term property maintenance and continued architectural integrity of the project. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that · 4. The proposed subdivision is consistent with the General Plan. 5. 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, will have a significant effect upon the environment. 8. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Planning Commission Resolution No. 3294 PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 2 The applicants are hereby notified, as part of this application, that they are required to meet the following conditions in accordance with the Ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified. Additionally, the applicants are hereby notified that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California that pertain to this development and are not contained herein. COMMUNITY DEVELOPMENT DEPARTMENT 9. Approved Proiect: Approval is granted for a Tentative Subdivision Map allowing the creation of eight (8) residential lots for an eight (8) unit townhouse development on property located at 205 Redding Road. The map shall substantially conform to the Tentative Subdivision Map prepared by Lee Engineers, stamped as received on July 28, 2000, except as modified herein. The tentative map shall be revised to delineate Hoffman Lane and the private driveway courts as a common lot to the subdivision. 10. Tree Protection Plan: A tree protection plan shall be submitted prior to issuance of a building permit in accordance with the City's Water Efficient Landscape Standards (WELS) for any trees to be retained on site. 11. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney and Community Development Director a copy of the CC&Rs which shall include the following: A. Formation of a homeowner's association to ensure the long-term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common area landscaping. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision to require that the interior garage space shall be maintained available at all times for the parking of two vehicles. H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. 12. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the townhouse project. Credit in the amount of $10,990 will be given for the existing single- family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. Planning Commission Resolution No. 3294 PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 3 13. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). PUBLIC WORKS DEPARTMENT: 14. Hoffrnan Lane as a Private Street: Hoffman Lane, along the westerly boundary, is a private street and there are no current plans to make it public. 15. Tentative Map: The applicant shall submit a Tentative Map for review by the City. The current application fee is $3,510.00. 16. Final Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Map for review by the City and recordation, after approval, by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 17. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 18. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant additional Right-of-Way, as needed, for Public Street Purposes along the Redding Road frontage to accommodate a 30 foot half street. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 19. Easements: Prior to recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 20. Monumentation for Final Map: Prior to recording Final Map, thr applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 21. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public improvements, as required by the City Engineer. The plans shall include the following: Redding Road A. Reconstruction of the pavement to centerline including 1 ½ inch asphalt grind, as necessary, for a Traffic Index of 6.5. B. Construction of curbs, gutters, sidewalks, street light(s), ADA compliant driveway Planning Commission Resolution No. 3294 PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 4 approaches and sidewalks, street trees, irrigation system, traffic signs and markings. C. Installation and relocation of utilities, as necessary. 22. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 23. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 24. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility companies. 25. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 26. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Business Code including Chapters 10, 11, 18, 33 and Appendix Chapter 33. The plans shall also include street improvements for Hoffman Lane (private street) and provisions for compliance with NPDES. 27. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee which is $1,502.00. 28. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 29. Demolition: Prior to recording of the Final Map, the applicant shall obtain a Demolition permit to remove existing non-conforming structures. 30. Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning Division's checklist. Planning Commission Re~olution No. 3294 PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 5 PASSED AND ADOPTED this 12~ day of September, 2000, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Doorley, Gibbons, Lindstrom Hemandez, Jones Francois, Lowe None APPROVED: Elizabeth Gibbons, Chair ATTEST · Sharon Fierro, Secretary Planning Commission Minutes of September 12, 2000 Page 2 COMMUNICATIONS. 1. Letters re Agenda Item No. 2. AGENDA MODIFICATIONS OR POSTPONEMENTS Staff recommended hearing Item No. 1 at the end of the agenda. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairperson Gibbons read Agenda Item No. 2 into the record. PLN2000-99/ PLN2000-100/ PLN2000-105 Nader, Q. Public Hearing to consider the application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc., for approval of a Zone Change (PLN2000-99) from R-M-S (Multiple Family Residential) to PD (Planned Development); approval of a Planned Development Permit (PLN2000-100) to allow the construction of eight townhomes and approval of a Tentative Subdivision Map (PLN2000-105) to create eight lots on property located at 205 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: October 3, 2000. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Advised that this is a three-part application seeking a Zone Change from R-M-S (Multiple Family Residential) to PD (Planned Development); a Planned Development Permit to allow the construction of eight town home units; and a Tentative Subdivision Map to create eight lots. · Stated that the project site consists of approximately three-quarters of an acre at Hoffman Lane and Redding Road. · The proposed density is 9.6 units per gross acre and the General Plan allows development at 6 to 13 units per gross acre. · The proposal is for eight town home units ranging in size from 1,952 square feet to 2,343 square feet of living space, each unit with a two-car garage. · The project provides 34 parking spaces. Twenty-eight parking spaces are required under the Ordinance. · The project site is located on a private lane. Two driveways will exit onto Hoffman Lane, serving six units. Two units will exit directly onto Redding Road. The project is proposed in two phases. Phase I will include six units and retain the existing residence. A garage will be constructed to serve the existing residence with a driveway on Redding Road. Phase II will not be constructed as long as the elderly owners live in the residence on site. Surrounding uses include single-family residences and town home developments. Planning Commission Minutes of September 12, 2000 Page 3 Commissioner Lindstrom asked how many homes there are on Hoffman Lane. Mr. Tim J. Haley replied that there are 30 to 40 homes on Hoffman. Commissioner Lindstrom asked if the entire street is located within the City of Campbell. Mr. Tim J. Haley replied that the entire street is located in Campbell. Commissioner Doorley asked for clarification on the time line for the existing residence. Mr. Tim J. Haley clarified that the owners, a couple in their 90's, are in declining health. Part of the sales agreement was that they be allowed to stay in the house. Therefore, the applicant is seeking approval for Phase II that endures for five years or as long as the existing residents reside at the property. Commissioner Hernandez sought clarification on the zoning. Mr. Tim J. Haley advised that the zoning is Multiple Family Residential. Commissioner Hernandez asked if the General Plan Update will impact this project. Ms. Sharon Fierro, Community Development Director, advised that there are no changes recommended for this area within the General Plan Update. Mr. Tim J. Haley added that the applicant is not seeking any General Plan Amendments with this project. Chairperson Gibbons asked about access to Hoffman Lane. Mr. Tim J. Haley advised that there is a 40-foot wide access easement as a private drive. Added that a Homeowners' Association will be responsible for maintenance of their portion of the access/private drive. Commissioner Mel Lindstrom presented the Site and Architectural Review Committee report as follows: · SARC was supportive of this project. Chairperson Gibbons opened the Public Heating for Agenda Item No. 2. Mr. Joe Schreckengmaust, 1509 Parsons Avenue: · Advised that his home is located directly behind proposed lot 3. · Stated that he is in favor of a Zone Change to PD but has concerns which he submitted to the Commission via a written communication this evening. Planning Commission Minutes of September 12, 2000 Page 4 · Concerns include the close proximity to his property, approximately 30 feet. · Added that one front door is directly in view of his house, which causes a privacy concern. · Said that he also has questions about the proposed height of the fence, the lighting and collection of trash and recycling materials as his master bedroom is located near the proposed site for trash collection. Also questioned noise impacts from air conditioning units. · Expressed concerns that the property is 2 feet lower than his own property and that the impacts of grading may endanger a prized Ash tree located at the property line on his property. · Stated concerns about the grading and potential water mn off problems in the area · Asked to have trees planted and specifically some trees to screen his property from the new development. Commissioner Hernandez asked Mr. Schreckengmauhst for his top areas of concern. Mr. Joe Schreckengmauhst replied that the key concerns are privacy, lighting, and distance of the new homes from his home, noise and preservation of the Ash tree on his property. Added that since staff is recommending that the six parking spaces off Hoffman be removed, that the houses be moved that distance away from the rear property line to make the new residences further from his property. Mr. Robert Black, 1499 Parsons Avenue: · Advised that his home is located behind proposed parcel 2. · Asked that a row of trees be planted along the back of the property to provide privacy. Expressed concern about noise from the air conditioning units. · Stated that there is a vacant parcel along Hoffman whose owner has expressed her intent to store recreational vehicles as a source of income. Said that he was concerned about the impact of the number of cars passing through the area. Commissioner Doorley asked for further information about the parking of recreational vehicles in the area. Mr. Robert Black advised that this has not occurred yet but the woman who purchased the property can do nothing with it. She want to make something off of the land. Chairperson Gibbons suggested that if recreational vehicle storage occurs on this site, Mr. Black should contact the Planning Department. This potential RV storage is a separate issue from this project. Mr. Robert Black added that there will be parking impacts as a result of this project. Mr. Ron Merz, 1388 Hoffman Lane: Planning Commission Minutes of September 12, 2000 Page 5 · Stated that his concerns include water drain off, which ruins the street, and the potential increase in traffic. Commissioner Doorley asked staff for comments about site drainage. Chairperson Gibbons advised that grading and drainage is covered in the Public Works Conditions of Approval. Ms. Sharon Fierro added that a Grading and Drainage Plan is required. Added that drainage will be directed to the Storm Drains on Redding Road. Added that the City's Land Development Engineer, Mr. Harold Housley, is very meticulous in his review of grading and drainage issues. Ms. Maryann Nola, 1361 Hoffi'nan Lane: · Expressed concern about the road, saying that it is a private road not just a driveway. · Stated that Hoffi'nan Lane is not adequate to serve this project as it already serves as access for 40 households. · Said that she was concerned about the maintenance of the road and that issue needs to be considered. · Asked about road conditions during construction, including what arrangements would be made to correct damage made during construction; what access would be like during construction. Reminded that Hoffman is a dead end street and that there is no alternate access. Recommended that the project be limited to six units and that it be constructed in one phase with access directly from Redding Road rather than Hoffman Lane. Chairperson Gibbons asked staff to clarify the City's involvement in maintaining private roads. Mr. Tim J. Haley advised that the City has no involvement as far as maintenance. The residents on Hoffman Lane are responsible for the upkeep of the private road. Commissioner Doorley asked what percentage of the roadway the applicants would be responsible for maintaining. Mr. Tim J. Haley replied that the maintenance is for the 20-foot easement across the frontage of this project with a 10-foot lane and 10-foot parking lane. Added that the project will be tied into the Storm Drain System. Commissioner Jones stated that the owner of this project site has a right to access Hoffrnan. Asked about the responsibility to correct any construction damages to the road. Mr. Tim J. Haley advised that the Ordinance requires that the road be maintained in a manner acceptable to the Building Official. Planning Commission Minutes of September 12, 2000 Page 6 Commissioner Jones asked which property owners were notified of this public heating regarding this proposal. Mr. Tim J. Haley advised that the requirement is to notify property owners within 300 feet of the project site. Therefore not all property owners on Hoffman received notification by mail. Mr. Paul Quintarelli, 1295 Hoffman Lane: · Expressed concerns about ingress and egress during construction. · Added that the roadway is less than 20 feet wide right now and is only oiled and screened. Stated that currently the existing residents, including many children, use Hoffman each day which leaves no room for construction crews to park along Hoffman. · Suggested that the roadway portion of Hoffman Lane that runs along the Phase II portion of the project should be developed with Phase I. Stated that he had advised the lady, who owns the land on which she plans to park RV's, that she should go back to the County as that land she bought from them is worthless. Ms. Sharon Fierro asked if the RV's are her own. Mr. Paul Quintarelli said that there are no RV's at this time but that her plan is to rent out spaces. Added that he advised her to get an attorney to help her out with this land purchase. Ms. Sharon Fierro advised that staff would contact this property owner. Mr. Paul Quintarelli stated that to this point, the neighbors have gotten together to repair the road when necessary. Said that he wants to see an assessment district established to cover the costs of road maintenance in the future. Mr. Jeff Quintarelli, 1285 Hoffman Lane: · Stated that he is not opposed to development but is concerned about ingress and egress safety. · Said that the current width of Hoffman is not readily accessible to traffic. · Concerned about the potential of children leaving for school versus construction trucks at 8 a.m. and the accessibility for emergency vehicles to the homes down Hoffman. · Asked that the full 40 foot width roadway be constructed prior to construction of this project as the existing road is not set up for heavy traffic. · Suggested that the developer be held responsible for any damage and repair to Hoffman Lane as a result of construction traffic. · Asked for lighting at the two driveways off of Hoffrnan so that exiting vehicles are visible to traffic coming from further down Hoffman. Ms. Heather Ochoa, 1485 Parsons Avenue: · Advised that her home is directly behind lot 3, 27 feet from the project site. Planning Commission Minutes of September 12, 2000 Page 7 · Added that the front door of one of the new units will be situated about 10 feet away from a sliding glass door in her master bedroom. · Expressed concerns about loss of privacy and density for this project. · Stated that the project is predominately surrounded by single family residences and asked that the neighborhood be kept uniformly single family residential. · Added that she is not objecting to homes behind hers but just the number proposed. Said that she would rather see just six units instead of the proposed eight. Commissioner Doorley asked if this project represents a lack of uniformity in the area. Mr. Tim J. Haley advised that the project site is zoned Low to Medium Density Residential but does represent a transition site between Low to Medium Density and Low Density. The Low to Medium Density Zoning Designation has been in place for 20 years but the expanded density is just now being exercised at this time. Commissioner Jones asked why this project was a Planned Development. Mr. Tim J. Haley replied that a PD Project allows for individual ownership of the units. Chairperson Gibbons asked if the Zoning requirements are being met with this project, particularly setbacks. Mr. Tim J. Haley advised that the project meets Multiple Family Residential setback requirements but not Single Family Residential setback requirements. Commissioner Jones asked how many apartment units could be constructed on this site. Mr. Tim J. Haley advised that a 1 O-unit apartment project would be allowed. Chairperson Gibbons asked for the Residential setbacks. Mr. Tim J. Haley replied that the setbacks are 5 feet or V2 the height of the building wall for both side and rear setbacks. Commissioner Hernandez asked Ms. Heather Ochoa what she would change to mitigate the loss of privacy. Ms. Heather Ochoa replied that she would rather the project consist of only four single family residential units. Commissioner Hernandez further asked what would help Ms. Ochoa accept this particular proposal. Planning Commission Minutes of September 12, 2000 Page 8 Ms. Heather Ochoa replied additional trees. Chairperson Gibbons asked about the proposed parking on Hoffrnan. Mr. Tim J. Haley advised that the applicant is proposing this parking. Staff would prefer to see landscaping and lawn instead of parking lanes. Chairperson Gibbons asked whether the units could be moved forward if the parking lane is eliminated. Mr. Tim J. Haley advised that this is easement area that cannot be constructed upon. Mr. Que Nader, Development Representative: · Advised that this project is developed at a lower density than could be allowed and conforms with all setbacks. · Stated that he had no problem adding more trees. · Informed that the proposed fencing is a good neighbor fence, six feet in height. · Advised that the drainage would go into the Redding Road Storm Drain. · Stated that the construction vehicles would have to be parked on the project site itself. · Said that he had no objection to adding the lights at the driveways. · Indicated his willingness to cooperate with staff to install a landscape buffer at the back of the property to help with privacy concerns. Commissioner Doorley asked if there is already a fence separating the project site from the adjacent residences. Mr. Que Nader advised that there is an existing fence but that it is broken down. Added that they will replace this fence prior to commencing construction. Commissioner Doorley asked if it was possible to construct this project in one phase rather than [WO. Mr. Que Nader advised that a lack of phasing would kill this project. Added that the present owners want to stay in their home. The project is either a two-phase project or no project at all. Said that Phase II includes only the additional buildings, all of the public improvements will be installed during Phase I. Commissioner Doorley asked Mr. Nader if he was certain the owners were not interested in moving. Mr. Que Nader advised that he offered but they are unwilling to move from their home. Planning Commission Minutes of September 12, 2000 Page 9 Chairperson Gibbons sought further clarification that all the improvements to Hoffman Lane will occur with Phase I of the project. Mr. Que Nader answered that all improvements to Hoffman Lane will occur with Phase I construction. Chairperson Gibbons asked Mr. Nader if he had met with neighbors. Mr. Que Nader advised that he had not. Said that he will make construction as easy as possible on the neighbors and will widen the lane. Added that all equipment and construction vehicles will be kept on their own site. Ms. Shirley Winovich, 1300 Hoffman Lane: · Thanked her neighbor, Ms. Heather Ochoa, for notifying her about this hearing. · Added that most of her concerns have been addressed. · Said that she never had a clue about this proposal despite the fact that it has an impact on a dead-end street (Hoffman Lane). Chairperson Gibbons closed the Public Heating for Agenda Item No. 2. Commissioner Lindstrom: · Stated that he would like to see this project go forward as the developer has indicated a good neighbor policy. · Issues such as storm drains, landscaping and street improvements have been addressed. The applicant will work with rear neighbors regarding landscaping to ensure privacy. · Suggested a Condition of Approval to have the applicant meet with neighbors regarding landscaping. · Recommended forwarding this project on to Council with a recommendation of approval. Commissioner Doorley: · Stated that his only remaining concern is the phasing of the project, although he understand the need for phasing the project under these conditions. · Said that this project is superior to other potential uses of the property. · Added that positive aspects of the project include the provision of sufficient parking and the maintenance of the private road. · Suggested the establishment of an Assessment District to address road maintenance issues with all property owners whose homes access onto Hoffman. · Said that he would support this project. Commissioner Hernandez: · Stated that this site, although zoned RMS, is surrounded by single-family residences. Planning Commission Minutes of September 12, 2000 Page 10 · Said that density is a concern in Campbell and that Campbell has its fair share of higher density development. · Advised that his main concern is privacy and that he is happy to see that the developer is willing to work with the neighbors to lessen the impact of his project on their properties. Commissioner Jones: · Stated that he concurred with Commissioner Hernandez. · Added that this is a unique project because of the private road. · Said that he would have liked to see the developer work with neighbors earlier in the process. · Informed that he would not support this project. Chairperson Gibbons: · Stated that this is not an easy issue. · Said that fencing and landscaping can be addressed, as can trash/recycling, grading/drainage. · The main issue is privacy. · Added that the developer has made an effort to address privacy by placing the larger units facing onto Redding. These are not monster homes but she wished there were larger setbacks. · Said that this is the best and most appropriate use of the site, as it offers the benefit of private ownership. · Commended the developer for allowing the elderly owners stay in their home. · Added that she does not see the ability to move the units out closer to Hoffman. Commissioner Jones stated that the Commission's decision is not final. Ms. Sharon Fierro advised that Commissioner Jones is correct. Chairperson Gibbons added that the discussion of this project continues at Council. Commissioner Lindstrom said that the site could have more built onto it. This plan has less density and allows private ownership. Chairperson Gibbons asked if additional Conditions should be imposed. City Attorney William Seligmann suggested the following language: applicant shall meet with willing representatives of adjacent properties l~rior to submission of the landscape plan to the Community Development Director and reasonable effort shall be made in the planting of trees and other vegetation to minimize t~rivacy impacts. Chairperson Gibbons asked about conditions relating to the private roadway. Planning Commission Minutes of September 12, 2000 Page 11 City Attorney William Seligrnann advised that it would be difficult to impose conditions as the applicant has an easement that allows access and use of the private road by this property. Said that, while it may be possible to require the establishment of a fund for repairs of road damage that may occur during construction, he is leery of doing that this evening. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Doorley, the Planning Commission took the following action: 1. 2. Recommended that Council grant a Negative Declaration; and Adopted Resolution No. 3292 recommending approval of a Zone Change from R-M-S (Multiple Family Residential) to PD (Planned Development); 3. Adopted Resolution No. 3293 recommending approval of a Planned Development Permit to allow the construction of eight townhomes; and 4. Adopted Resolution No. 3294 recommending approval of a Tentative Subdivision Map to create eight lots on property located at 205 Redding Road, with the added Condition that the applicant work closely with the neighbors on sufficient landscaping to ensure privacy; by the following roll call vote: AYES: Doorley, Gibbons, Lindstrom NOES: Hernandez, Jones ABSENT: Francois, Lowe ABSTAIN: None Chairperson Gibbons advised that Council would consider this matter at its meeting of October 3, 2000. Chairperson Gibbons read Agenda Item No. 3 into the record. 3. PLN2000-111 Williamson, D. Public Hearing to consider the application of Ms. Donna Williamson, on behalf of Heuttig & Schromm, for approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two-story, 11,760 square foot research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: October 3, 2000. ITEM NO. 2 STAFF REPORT - PLANNING COMMISSION MEETING OF SEPTEMBER 12, 2000 / PLN2000-99 (ZC) PLN2000-100 (PD) PLN2000-105 (TS) Nader, Q. Public Hearing to consider the application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc., for approval of a Zone Change from R-M-S (Multiple Family Residential) to PD (Planned Development); approval of a Planned Development Permit (PLN2000-100) to allow the construction of eight townhomes and approval of a Tentative Subdivision Map (PLN2000-105) to create eight lots on property located at 205 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: October 3, 2000. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Recommend that the City Council Grant a Negative Declaration for this project based upon the attached findings; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Zone Change from R-M-S (Multiple Family Residential) to PD (Planned Development); and o Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Planned Development Permit to allow the construction of eight (8) townhouse units, subject to the attached Conditions of Approval; and 4. Adopt a Resolution recommending that the City Council approve a Tentative Subdivision Map, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION In accordance with CEQA, the City conducted an Initial Study for this project. The results of the study determined that no significant impacts would be created as a result of this project. Based upon the information provided in the environmental assessment, Staff recommends that the Planning Commission recommend that the City Council adopt the Negative Declaration prepared for this project. The Initial Study and the findings in support of the Negative Declaration are included as an attachment to this report. Planning Commission Staff Report PLN2000-99/100/105 - 205 Redding Road - Que Nader, Hoffman Terraces, Inc. Page 2 PROJECT DATA Gross Lot Area: .83 acres Net Lot Area: .75 acres 36,346 square feet 32,718 square feet Project Density: 9.6 units per gross acre Site Utilization: Building Coverage: 33 % Landscape Coverage: 34 % Paving Coverage: 32 % 10,935 sq. ft. 11,290 sq. ft. 10,455 sq. ft. Floor Area Ratio (FAR): (including garages) .58 19,110 sq. ft. Parking Provided: Required: 34 parking spaces (16 covered, 18 uncovered) 28 parking spaces (8 covered,20 uncovered) Surplus: 6 parking spaces Unit Summary: Unit Type Number Living Area (sq. ft.) Garage (sq. ft.) Total Square Plan "A" 3 1,952 395 2,347 Plan "B" 3 1,801 400 2,201 Plan "C" 2 2,343 390 2,733 TOTAL 8 19,110 DISCUSSION Applicant's Proposal: The applicant, Que Nader, is requesting approval of a Zone Change (PLN2000-99) from an R-M-S (Multiple Family Residential) to a Planned Development (PD) zoning district, a Planned Development Permit (PLN2000-100) and a Tentative Subdivision Map (PLN2000-105) to allow the construction of an eight (8) unit townhouse development on property located at 205 Redding Road. The subject property is located the northeast coruer of Hoffman Lane and Redding Road. The project site is surrounded by single family residences on the east and north and townhomes on the west and south. Background: The project site is currently developed with a single-family residence and an accessory building. The applicant is proposing the project in two phases. Phase I allows the retention of the existing residence along Redding Road, where two townhomes are proposed during phase two of the project. The existing accessory building on the property would be removed during the first phase and a new garage would be constructed adjacent to the retained residence on Redding Road. Planning Commission Staff Report PLN2000-99/100/105 - 205 Redding Road - Que Nader, Hoffman Terraces, Inc. Page 3 The applicant is planning on retaining the existing residence to allow the previous owner to remain at this location. The previous owners are elderly and sold the property to help pay for medical expenses. A new garage will be constructed for the existing residence. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Medium Density Residential (6-13 units per gross acre). The proposed project will be developed at a density of 9.6 units per gross acre, which is within the density range allowed for the site. Therefore, the proposed project is consistent with the General Plan. Zoning Designation: The zoning designation for the project site is R-M-S (Multiple Family Residential). Under this zoning designation, a maximum of ten (10) units could be constructed on the project site, if all other development standards (i.e. open space, parking, etc.) could be met. The applicant is requesting approval of a Zone Change from an R-M-S to a Planned Development zoning district to allow for the development of townhouse units, each to be constructed on individual lots. The zone change does not affect the maximum density range allowance for the property, but does allow for the separate ownership of units as opposed to the development of multiple units on a single lot (i.e. apartment units). Site Plan: The site plan proposes the construction of eight attached townhouse units within four buildings groupings. Access to the units with the exception of the two units facing Redding Rd. is provided via private driveways from Hoffman Lane which is a private roadway. Building Design: The proposed townhouse development will consist of 2 two-story buildings. A contemporary Mediterranean style unit is proposed with a stucco finish shown for walls (honey brown and beige temple) and flat concrete tile (charcoal gray) for roofing. Building elevations are accented a variety of window types with bow and greenhouse windows shown at living areas and the provision of arches at the garages and building entrances. The window treatment is accentuated with 6 inch trim and rounded window sills. Staff has reviewed the proposed designs of the townhouse units and is supportive of the proposed project. A condition of approval requires further details of the proposed window treatments with the building division submittal. Landscaping: The site plan indicates that 34 percent of the project will be landscaped. The project site currently has four mature trees and the applicant has submitted a site plan depicting removal of a 12" magnolia and a 22" maple and the retention of two evergreen trees along the Redding Road frontage. Staff is recommending an adjustment in the proposed building locations so that all of the existing trees are retained. A recommended condition of approval requires the submittal of a detailed landscape and irrigation plan prior to the issuance of building permits and the retention of all mature trees. Planning Commission Staff Report PLN2000-99/100/105 - 205 Redding Road - Que Nader, Hoffman Terraces, Inc. Page 4 Parking: The applicant is providing a total of 34 parking spaces for the project or an excess of 6 parking spaces. Each unit will be provided with a two-car garage for a total of 16 covered parking spaces. Eighteen uncovered parking spaces are shown either in the driveways or along Hoffman Lane. Staff is recommending that 2 of the proposed spaces along Hoffman Lane be deleted and that this area be improved as front yard areas. A condition of approval requires a revised plan reflecting the elimination of these spaces. Tentative Subdivision Map: The applicant is requesting approval of a Tentative Subdivision Map to subdivide the property into eight (8) residential lots and that the map be approved in two phases. Staff is supportive of the proposed map subject to the condition that a common lot be created that illustrates Hoffman Lane and the driveway courts as a common lot for the driveway access. Staff recommends that prior to recordation of the final parcel map and issuance of any building permits, the applicant provide draft Covenants, Conditions and Restrictions (CC&Rs) to the Community Development Department for review which provide for: A. Formation of a homeowner's association to ensure the long-term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common landscaped areas. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision for the availability of interior garage space for the parking of two (2) vehicles at all times. H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. Staff recommends that the applicant submit the draft CC&Rs for the project to be reviewed and approved by the Community Development Director, City Engineer and City Attorney which will satisfy the City's need to ensure the proper maintenance and upkeep of the development. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this development project at its meeting of August 22, 2000. Upon review of the project, the Site and Architectural Review Committee expressed support for the project as proposed. Conditions of Approval PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 5 Attachments: 1. Recommended Findings for PLN2000-99 (Zone Change) 2. Recommended Findings for PLN2000-100 (Planned Development Permit) 3. Conditions of Approval for PLN2000-100 4. Recommended Findings for PLN2000-105 (Tentative Subdivision Map) 5. Conditions of Approval for PLN2000-105 6. Letter from Applicant 7. Exhibits 8. Initial Study/Environmental Documentation 9. Location Prepared by: Tim J. Ha~, A~ociate Planner Approved by: Sharon Fierro, Community Development Director FINDINGS FOR RECOMMENDED APPROVAL OF FILE NO. PLN2000-99 (Zone Change) SITE ADDRESS: 205 Redding Road APPLICANT: Que Nader, on behalf of Hoffman Terraces, Inc. P.C. MEETING: September 12, 2000 Findings for Recommended Approval of a Zone Change The Planning Commission finds as follows with regard to File No. PLN2000-99: 1. The proposed Zone Change is consistent with the General Plan. 2. The proposed density of 9.6 units per gross acre is no greater than would be allowed by the R-M-S (Multiple-Family Residential) Zoning District. 3. The proposed Planned Development Zoning will allow greater flexibility in placement of buildings and design to fit the site and the neighborhood. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: o The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses would be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. FINDINGS FOR RECOMMENDED APPROVAL OF FILE NO. PLN2000-100 (PD Permit) SITE ADDRESS: 205 Redding Road APPLICANT: Que Nader, on behalf of Hoffman Terraces, Inc. P.C. MEETING: September 12, 2000 Findings for Recommended Approval of a Planned Development Permit The Planning Commission finds as follows with regard to File No. PLN2000-100: 1. The proposed Planned Development Permit is consistent with the Land Use Element of the General Plan. o The proposed density of 9.6 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the R-M-S (Multiple-Family Residential) Zoning District. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses. The provision of CC&Rs requiring the formation of a homeowner's association is necessary to ensure the long term property maintenance and continued architectural integrity of the project. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the 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. o No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 6. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-100 (PD Permit) SITE ADDRESS: 205 Rcdding Road APPLICANT: Qu¢ Nader on behalf o£ Ho£fi~aan Terraces, Inc. P.C. MEETING: September 12, 2000 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted to construct an eight (8)-unit townhouse development consisting of 2 two-story buildings. The proposed project will be constructed in two phases consistent with the development schedule provided below. The building designs and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site Plan prepared by Robert E. Johnston, dated July 2000. B. Building elevations, roof plans and floor plans prepared by Robert E. Johnston, dated July 2000. C. Color and material boards submitted by Que Nader. D. Tentative Subdivision Map prepared by Lee Engineers, stamped as received on July 28, 2000. E. Development Schedule: Phase One: Six townhomes, a new two car garage and the retention of the existing residence building. Construction shall commence within one year of City Council approval and shall be completed within one year of commencement. Phase Two: Removal of existing residence and new garage and the construction of two new townhome units. Construction shall commence within five years of City Council approval and shall be completed within one year of commencement. Extension of Phase Two shall require approval by the Planning Commission. BUILDING DIVISION 2. Permits Required: A building permit application shall be required for the proposed structures. The building permit shall include electrical, plumbing, and mechanical fees when such work is part of the permit. 3. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Conditions of Approvm PLN2000-100 - 205 Redding Road - Planned Development Permit Page 2 o o Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inch x 36 inch. The minimum size is 18 inch x 24 inch. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: pad elevation · finished floor elevation (first floor) · foundation comer locations Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R shall be blue-lined on construction plans. Special Inspections: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of building permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division counter. Non-Point Source Control: The City of Campbell, standard Santa Clara Valley Non- point Source Pollution Control Program specification sheet shall be part of the plan submittal. The specification sheet (size 24 inch x 36 inch) is available at the Building Division service counter. 10. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: · West Valley Sanitation District · Santa Clara County Fire Department · School Districts (Campbell Union School District, Moreland School District, Cambrian School District) · County Health Department (if required) Conditions of Approvm PLN2000-100 - 205 Redding Road - Planned Development Permit Page 3 PLANNING DEPARTMENT 11. Landscaping and Revised Site Plan: A. The applicant shall submit four copies of the landscape and irrigation plans to be reviewed and approved by the Community Development Director. The landscape and irrigation plans shall designate all landscaped areas to be commonly maintained throughout the development. B. The applicant shall submit a revised site plan adjusting building locations to accommodate the retention of the magnolia and maple trees. The revised plan shall also delete six of the proposed parking spaces shown along Hoffman Lane and show this area as front yard spaces. C. The applicant shall be permitted to remove older fruit and nut trees on the rear portion of the property all other mature trees shall be retained. D. A tree protection plan shall be submitted prior to issuance of a building permit in accordance with the City's Water Efficient Landscape Standards (WELS) for any trees to be retained on site. 12. Parking and Driveway: A. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. B. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director prior to issuance of building permits for the project. 13. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney and Community Development Director a copy of the CC&Rs which shall include the following: A. Formation of a home owner's association to ensure the long term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common area landscaping. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision to require that the interior garage space shall be maintained available at all times for the parking of two vehicles. H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. Conditions of Approvm PLN2000-100 - 205 Redding Road - Planned Development Permit Page 4 14. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the townhouse project. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 15. Fences: The applicant shall provide new property line and project fencing that complies with Section 21.59.090 of the Campbell Municipal Code. Fencing plan shall be submitted for review and approval by the Community Development Department. 16. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 17. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back- flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 18. 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. 19. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting. Lighting fixtures shall be of a decorative design to be compatible with the residential development. 20. Garages: Garages shall be maintained at all times in such a way that they are available for the parking of two automobiles. CENTRAL FIRE DISTRICT: 21. Review Limitations -- Site Access/Water Supply: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to Fire Department operations and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. The lot split will cause the newly created parcel to have a Hoffman Lane address. Frontage improvements along the Conditions of Approvm PLN2000-100 - 205 Redding Road - Planned Development Permit Page 5 22. private street of Hoffman Lane may become necessary to comply with Fire Department access (roadway width) and water supply (public fire hydrant) requirements. Required Fire Flow: Required fire flow for this project is 1,000 GPM at 20 psi. residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing, based upon the largest structure not exceeding 3,600 square feet, including the garage. 23. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating 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 sheet A-1. 24. Parking Along Roadways: The required width of fire access roadways shall not be obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides of the roadway. Roadway widths shall be measured face to face of curb. Parking spaces are based on an eight-foot wide space. 25. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 26. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. As the access to each of the homes are via Hoffman Lane, the addresses shall be recorded as Hoffman Lane. 27. Notes on Plan Submittals: To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be restated as "notes" on all pending and future plan submittals. 28. Dimension of Hoffman Lane: The existing dimension of Hoffman Lane shall not be diminished as a result of this development. PUBLIC WORKS DEPARTMENT: 29. Hoffman Lane as a Private Street: Hoffman Lane, along the westerly boundary, is a private street and there are no current plans to make it public. Conditions of Approvm PLN2000-100 - 205 Redding Road - Planned Development Permit Page 6 30. Tentative Map: The applicant shall submit a Tentative Map for review by the City. The current application fee is $3,510.00. 31. Final Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Map for review by the City and recordation, after approval, by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 32. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 33. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant additional Right-of-Way, as needed, for Public Street Purposes along the Redding Road frontage to accommodate a 30 foot half street. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Easements: Prior to recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 35. Monumentation for Final Map: Prior to recording Final Map, thr applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 36. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public improvements, as required by the City Engineer. The plans shall include the following: Redding Road · Reconstruction of the pavement to centerline including 1 ½ inch asphalt grind, as necessary, for a Traffic Index of 6.5. · Construction of curbs, gutters, sidewalks, street light(s), ADA compliant driveway approaches and sidewalks, street trees, irrigation system, traffic signs and markings. · Installation and relocation of utilities, as necessary. 37. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of- way line. Conditions of Approvm PLN2000-100 - 205 Redding Road - Planned Development Permit Page 7 38. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 39. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility companies. 40. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 41. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Business Code including Chapters 10, 11, 18, 33 and Appendix Chapter 33. The plans shall also include street improvements for Hoffman Lane (private street) and provisions for compliance with NPDES. 42. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee, which is $1,502.00. 43. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 44. Demolition: Prior to recording of the Final Map, the applicant shall obtain a Demolition permit to r~move existing non-conforming structures. 45. Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning Division's checklist FINDINGS FOR RECOMMENDED APPROVAL OF FILE NO. PLN2000-105 (Tentative Subdivision Map) SITE ADDRESS: APPLICANT: P.C. MEETING: 205 Redding Road Que Nader, on behalf of Hoffman Terraces, Inc. September 12, 2000 Findings for Recommended Approval of a Tentative Subdivision Map for the creation of eight (8) residential lots The Planning Commission finds as follows with regard to File No. PLN2000-105: The proposed subdivision density of 9.6 units per gross acre is no greater than the density allowance of 6-13 units per gross acre permitted in the Low-Medium Density Residential land use shown on the Land Use Element of the General Plan. 2. An initial study was prepared for this project and no significant environmental impacts were found. 3. The provisions of the CC&Rs are necessary to ensure the long term property maintenance and continued architectural integrity of the project. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 4. 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. 6. 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, will have a significant effect upon the environment. 8. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-105 (Tentative Subdivision Map) SITE ADDRESS: 205 Redding Road APPLICANT: Que Nadcr on behalf of Hofffnan Terraces, Inc. P.C. MEETING: September 12, 2000 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted for a Tentative Subdivision Map allowing the creation of eight (8) residential lots for an eight (8) unit townhouse development on property located at 205 Redding Road. The map shall substantially conform to the Tentative Subdivision Map prepared by Lee Engineers, stamped as received on July 28, 2000.. Tree Protection Plan: A tree protection plan shall be submitted prior to issuance of a building permit in accordance with the City's Water Efficient Landscape Standards (WELS) for any trees to be retained on site. o Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit for review and approval by the City Attorney and Community Development Director a copy of the CC&Rs which shall include the following: A. Formation of a homeowner's association to ensure the long-term maintenance of buildings and properties. B. Continued architectural controls to ensure the architectural integrity of the project. C. Definition for "common" areas to be maintained. D. Provision of maintenance for common area landscaping. E. Provision for the long-term property maintenance for the driveway, buildings and common roofs to be repaired, repainted, and/or replaced as necessary. F. Provision of a funding mechanism to ensure maintenance and upkeep of common areas and shared building walls and roofs. G. Provision to require that the interior garage space shall be maintained available at all times for the parking of two vehicles. H. Provision to prohibit use of uncovered parking spaces for outdoor storage purposes. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the townhouse project. Credit in the amount of $10,990 will be given for the existing single- family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. Conditions of Approval PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 2 Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). PUBLIC WORKS DEPARTMENT: 6. Hoffman Lane as a Private Street: Hoffman Lane, along the westerly boundary, is a private street and there are no current plans to make it public. 7. Tentative Map: The applicant shall submit a Tentative Map for review by the City. The current application fee is $3,510.00. Final Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Map for review by the City and recordation, after approval, by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 9. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 10. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall grant additional Right-of-Way, as needed, for Public Street Purposes along the Redding Road frontage to accommodate a 30 foot half street. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 11. Easements: Prior to recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 12. Monumentation for Final Map: Prior to recording Final Map, thr applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 13. Street Improvements: Prior to recordation of the Final Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary to obtain an encroachment permit for construction of the public improvements, as required by the City Engineer. The plans shall include the following: Redding Road A. Reconstruction of the pavement to centerline including 1 ½ inch asphalt grind, as necessary, for a Traffic Index of 6.5. B. Construction of curbs, gutters, sidewalks, street light(s), ADA compliant driveway approaches and sidewalks, street trees, irrigation system, traffic signs and markings. C. Installation and relocation of utilities, as necessary. Conditions of Approval PLN2000-105 - 205 Redding Road - Tentative Subdivision Map Page 3 14. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 15. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 16. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility companies. 17. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 18. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Business Code including Chapters 10, 11, 18, 33 and Appendix Chapter 33. The plans shall also include street improvements for Hoffman Lane (private street) and provisions for compliance with NPDES. 19. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee which is $1,502.00. 20. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 21. Demolition: Prior to recording of the Final Map, the applicant shall obtain a Demolition permit to remove existing non-conforming structures. 22. Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning Division's checklist. 786 To: City of Campbell Planning Department 9/7/00 Attention, Tim Haley RE: Hoffman Terraces Please be advised that I am submitting this request in regards to the schedule of phasing of Hoffman Terraces in order to facilitate the smooth continuity of this project. The present owners of the property are elderly people who have hired a live-in nurse in order to avoid going to a care home. They are selling their property to us with the condition that they can live there for as long as they wish in accordance with Ged's will. Therefore, I would like to request that the permit to develop the second phase of this project be in effect and in full force for at least the next six years. Moreover, the plans for construction that are being submitted would include both phase one and two. Thank you for your consideration, Que Nadir C/O Hoffman Terraces Tim Haley From: Sent: To: Cc: Subject: Lujoh43@aol.com Friday, September 08, 2000 11:54 PM Planning@ci.campbell.ca.us cmoffice@ci.campbell.ca.us PLN2000-99/PLN200-100/PLN2000-105 - NADER, Q I am a concerned resident of Hoffman Lane. I recently learned of a Town meeting that will be held to discuss the building of more condos or townhouses on our street. I have looked on the Internet and see that this matter is to be heard at your City council meeting dated October 3, 2000. I would like to know why all residents on this street were not notified of such meeting. I object strongly to the building of more townhouses or condos in our neighborhood. I have lived on this street most of my life. I grew up on this street and due to the death of my father I have now live and care for my elderly mother whom has resided here for 45 years. A few issues that I would like the planning commission to look into would be the effects of more traffic going down Redding Road. I have heard that the City doesn't feel that this is an issue. Well, if this was not an issue, then why have stop signs been placed on each corner. Not to mention that this already a short cut for individuals wanting to get onto the 880 freeway. The city has placed a sign on Bascom Avenue directing 880 freeway with an arrow, of which most interpret to mean to turn left on Redding Road. The traffic has increased greatly on Redding and this neighborhood. I believe that the Highway Patrol would not park at the end of street if it wasn't a problem. I also would like to ask the City of Campbell if Pacific Gas & Electric have made the necessary upgrades to transformers that will provide energy to this neighborhood. I would like the study to be available for public viewing at the Town meeting that will be held on September 12, 2000. If these issues have not been addressed, I would like to officially request that an analysis be done. Another issue that I feel strongly about is the name of this development. Does the developer plan on calling this "Hoffman Terraces"? The location of 205 Redding Road has an address of Redding Road and not Hoffman Lane. As you know we have townhouses on the opposite side of the street and a fence was put up along Hoffman Lane with not access for residents on to Hoffman. The residents would like to keep it that way. Hoffman Lane is a private street with a "Not A Thru Street" posted. The street width is approximately 1 1/2 lanes wide. More cars on this street would definitely be a big safety hazard for our children. I understand that the City of Campbell has already approved the building of 4 townhouses on this parcel. We know it is probably too late to appeal that decision. But I would like express my objection to any more than 4 units to be built on this parcel. I feel bad for the residents that will lose their privacy in their homes with the construction of these townhouses. I would also like to mention the inconvenience that this new construction causes the residents of this neighborhood. Construction crews are careless of how they park their vehicles on the job site, many park on corner blocking the turning of cars onto Hoffman. Not to mention the trash that is thrown onto our street. The continued interruption of electrical service due to the construction is a big inconvenience to residents. Overall it is a real sore subject for the residents of this neighborhood. Sincerely, Lucy Hernandez Rita Hernandez LAW OFFICES OF WILLIAM l~i. DUBBIN A PROFESSIONAL LEGAL CORPORATION I00 NORTH ALMADEN AVENUE AT WEST ST. .JOHN SAN JOSE, CALIFOIP~NIA 95110 AREA CODE 408 TELEPHONE 293-8626 TELECOPIER September 6, 2000 Planning Commission City of Campbell Attention: Sharon Fierro, Secretary 70 North First Sn'eet Campbell, CA 95008-1423 RE: File No. PLN2000-99/PLN2000-100/PLN2000-105 ECE V D !:E? 0 8 2000 C!TY OF CAMPBELl_ i;L~NNtNG DEP'L Dear Ms. Fierro: Please be advised that I represent Judge William J. Hams, Jr. (retired), and his wife, Derrie, relative to the Notice of Public Hearing regarding the above application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc., for approval of a zone change. My client and his wife are opposed to the proposed change. As they live directly across from the proposed construction site, they are very much aware of the present traffic and congestion problems and believe that this area is considerably overbuilt at this time. If the Planning Commission approves the change and the construction is implemented, the traffic and congestion will overburden the area to an incalculable degree. The reason I am writing this letter rather than Judge Hams attending the public hearing on September 12, 2000, is that he will be vacationing in Europe with his wife at that time, however, he felt so strongly about this matter that he asked me to convey his objections at the earliest possible time. Yours truly, WILLIAM M. DUBBIN WMD:rm cc: clients CITY o~ CAMPBELL Community Development Department . Current Planning August 25, 2000 NOTICE OF PUBLIC 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, September 12, 2000, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Que Nader, on behalf of Hoffman Terraces, Inc., for approval of a Zone Change (PLN2000-99) from R-M-S (Multiple Family Residential) to PD (Planned Development); approval of a Planned Development Permit (PLN2000-100) to allow the construction of eight townhomes and approval of a Tentative Subdivision Map (PLN2000-105) to create eight lots on property located at 205 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 SHARON FIERRO SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2000-99/PLN2000-100/PLN2000-105 Address: 205 Redding Road 70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 ' TOD 408.866.2790 .0~'C4~ CITY OF CAMPBELL Community Development Department - Current Planning August 15, 2000 Re: PLN2000-99/100/108 - 205 Redding Road - Hoffman Terraces, Inc. Dear Applicants: Please be advised that the above-referenced application has been scheduled for the following meeting(s): Site and Architectural Review Committee Meeting Date: Tuesday, August 22, 2000 Time: 4:45 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, September 12, 2000 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, Associate Planner cc: Que Nader (Applicant) P.O. Box 3209 Saratoga, CA 95070-3209 Eugene L. Riggs (Property Owner) 205 Redding Road Campbell, CA 95008 70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790 Augustl5,2000 Mr. Tim J. Haley City of Campbell Community Development Dept. 70 North First Street Campbell, CA 95008-1423 Re: Subdivision Map Review, 205 Redding Road APN 414-34-020 PG&E File No. CL-00-079 Dear Mr. Haley: Thank you for the opportunity to review the subject Tract Map. PG&E has no objections to the recording of the Tract Map. PG&E owns and operates a variety of gas and electric facilities which (may be/are) located within the proposed project boundaries. Project proponents should coordinate with PG&E early in the development of their proiect plans to promote the safe and reliable maintenance and operation of existing utility facilities. A_ny proposed development plans should provide for unrestricted utility access and prevent interference with PG&E easements. Activities which may impact our facilities include, but are not limited to, permanent/temporary changes in grade over or under our facilities, construction of structures within or adjacent to PG&E's easements, and planting of certain types of vegetation over, under, or adjacent to our facilities. The installation of new gas and electric facilities and/or the relocation of existing PG&E facilities will be performed in accordance with common law or Rules and Tariffs as authorized by the California Public Utilities Commission. Please contact me at (408)282-7389 if you have any questions regarding our comments. Sincerely, Leonard A. Grilli Land Agent Land Rights Office - San Jose WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY SERVING RESIDENTS OF CITY OF CAMPBELL TOWN OF LOS GATOS CITY OF MONTE SERENO CITY OF SARATOGA UNINCORPORATED AREA August7,2000 Tim Haley Associate Planner City of Campbell 70 North First Street Campbell, CA 95008 RE: Tentative Subdivision Map 205 Redding Avenue APN 414-34-020 AU~ 0 9 2000 CiTy OF CAMp, PLANNI,~iG D~p~T}L Dear Mr. Haley: The district has no objections to the above referenced project. The district will work with the developer pertaining to the sewer improvements. If you have any questions, please contact Samuel Yung at this office. Very truly yours, Robert R. Reid District Manager and Engineer By Samuel Yung Assistant Civil Engineer 100 East Sunnyoaks Avenue, Campbell, California 95008-6608 Tel: (408) 378-2407 Fax: (408) 364-1821 CITY OF CAMPBELL Community Development Department . Current Planning July 31, 2000 Referral Agencies Re~ Tentative Subdivision Map (TS) 205 Redding Ave. APN: 414-34-020 Dear Referral Agency: The Community. Development Department has received the above referenced application for the subdivision of the project site into 8 lots. Please forward any comments to the Community Development Department by Autust 21, 2000. If you should have any questions regarding this referral, please contact Tim Haley, Associate Planner, at {408) 866-2144. Sincerely, Associate Planner Enclosure: Distribution: Tentative Subdivision Map San Jose Water Company Pacific Bell P,G & E. Green Valley Disposal West Valley Sanitation Distr'~ct Campbell Union Elementau School District Campbell Union High School District Cambrian School District 70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 ' TDD 408.866.2790 CITY OF CAMPBELL Community Development Department . Current Planning June 20,2000 Mr. Que Nader P.O. Box 111657 Campbell, CA 95011 Subject: Pre 2000-08 - 205 Redding Road (revised 6/2/00) Dear Mr. Nader, Thank you for your pre-application submittal for a lot subdivision on the referenced property. The property is presently zoned R-M-S. This zoning permits multiple family residential projects subject to approval of site and architectural application. The property is also shown on the City's General Plan as a Low-Medium Density Residential land use designation. The gross acreage for this lot is .82 acres. This designation allows the development of residential projects with a density range of (6 to 13) units per gross acre or a density range of (4.9 to 10.6 units) for this property. Many of the townhome developments within this neighborhood have been developed under a Planned Development Zoning District concept. This concept requires a zone change and the number of units possible is determined by a number of variables including the size of the units, the ability to address parking and circulation, open space, landscaping, tree preservation and emergency access needs of the project. The more recent projects have been developed at a density of 10 units per acre which would result in a project of 8 dwelling units on your property. Phasing of the project with the retention of the existing residence needs to be illustrated. The provision of covered parking, private open space areas and timing of project phases will need to be addressed. Due to the preliminary nature of your site plan, comments regarding the building design and layout are not available at this time. It is important that the building design address issues of visible entries/living areas, building massing and useable private open space areas. The development review process may become rather complicated and has many undetermined variables. As such it would be helpful to schedule a meeting to go over these comments. 70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 · TDD 408.866.2790 Page 2 PRE 2000-08(Revised) Should you have any questions on the comments, please give me a call at 866-2144. Sincerely, _ Tim Haley Associate Planner Encl: Public Works Department Comments Fire Department Comments Design Guidelines for Low-Medium Density Residential Projects CITY OF CAMPBELL Community Development Department · Current Planning March 15, 2000 Mr. Richard Riggs 1466 Ridgewood Drive San Jose, CA 95118 Subject: Pre 2000-08 - 205 Redding Road Dear Mr. Riggs, Thank you for your pre-application submittal for a lot subdivision on the referenced property. The property is presently zoned R-M-S. This zoning permits multiple family residential projects subject to approval of site and architectural application. The property is also shown on the City's general plan as a low-medium density residential land use designation. The gross acreage for this lot .82 acres. This designation allows the development of residential projects with a density range of (6 to 13) units per gross acre or a density range of (4.9 to 10.6 units) for this property. The current zoning requires the creation of lots with a minimum lot size of 6000 square feet with an average width of 60 feet and frontage on a public street. The zoning designation is based upon the net size of parcels (which are the square footages of properties less the area needed for street purposes). A review of the assessors parcel map indicates a lot size of 27,068 square feet. The maximum number of dwelling units under the current zoning would be 9 units. Many of the townhome developments within this neighborhood have been developed under a Planned Development Zoning District concept. This concept requires a zone change and the number of units possible is determined by a number of variables including the size of the units, the ability to address parking and circulation, open space, landscaping, tree preservation and emergency access needs of the project. The more recent projects have been developed at a density of 10 units per acre which would result in a project of 8 dwelling units on your property. Comments from the Building Division and Fire Department are enclosed. The development review process may become rather complicated and has many undetermined variables. As such it would be helpful to schedule a meeting to go over these comments. 70 North First Street · Campbell, California 95008.1423 - WEL 408.866.2140 . F^x 408.866.8381 · TDD 408.866.2790 Page 2 PRE 2000-08 Should you have any questions on the comments, please give me a call at 866-2144. Sincerely, Tim Haley Associate Planner Encl: Building Division and Fire Department Wayne Hokanson, SCCFD Frank Mills, Building Division Eugene L. and Feme N. Riggs Richard Riggs and Carol Riggs 205 Redding Road Campbell, CA 95008 January 31, 2000 Tim J. Haley Associate Planning Community Development Department Sale of the northernmost 12,000 sq. ft. to a developer for: 2 single family dwellings or multiple dwellings, i.e., town houses or condominiums Square footage: Existing property: Proposed sale of property: 36,000 sq. ft. ( 300 ft. x 100 ii) 12,000 sq. ft. ( 120 ft. x 100ft) Adjacent uses: Single family dwellings on the east and north Town houses on the west across Hoffznan Lane Eugene and Fexne Riggs single family dwelling is on the southernmost portion. Sincerely yours, Richard Riggs/son Carol Conrad/daughter for Eugene and Feme Riggs and at their request