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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 City Council Resolution PLN2000-100 - 205 Redding Road - Planned Development Pennit 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. 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. 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. 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 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% 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