CC Resolution 9748
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.
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
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PLN2000-100 - 205 Redding Road - Planned Development Pennit
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4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. 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 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 confonn 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.
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PLN2000-100 - 205 Redding Road - Planned Development Permit
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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.
5. 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.
6. 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-IR
shall be blue-lined on construction plans.
8. 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.
9. 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 Pennit
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 tenn maintenance of buildings and
properties.
B. Continued architectural controls to ensure the architectural integrity ofthe 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, andlor 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
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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% ofthis 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. 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-I.
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 Y2 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
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 3rd
vote:
day of October
, 2000, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS: Dougherty, Furtado, Watson, Kennedy
COUNCILMEMBERS: Dean
COUNCILMEMBERS: None
COUNCILMEMBERS: None
ATTEST: a~R
e y ee, 1 y. er