PC Res 3294RESOLUTION 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.
o
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.
Planning Commission Resomtion 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 Pro.iect: 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 Resomtion 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 centefline 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 Resomtion 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 Resm-tion No. 3294
PLN2000-105 - 205 Redding Road - Tentative Subdivision Map
Page 5
PASSED AND ADOPTED this 12th 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:
.~/Efrzah~ Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary