PC Res 3195RESOLUTION NO. 3195
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PD 98-03) TO ALLOW THE
CONSTRUCTION OF A 43-UNIT SMALL LOT SINGLE FAMILY
RESIDENTIAL SUBDIVSION AND A l l6-ROOM HOTEL ON
PROPERTY LOCATED AT 550 W. HAMILTON AVENUE IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
PULTE HOME CORPORATION AND LARKSPUR HOSPITALITY.
FILE NO. PD 98-03.
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
respect to application PD 98-03:
The proposed Planned Development Permit is consistent with the recommended mixed Land
Use for the project site.
The proposed residential density of 8.6 units per gross acre is consistent with the density
allowance of 6-13 units per gross acre as permitted under the General Plan land use designation
of Low-Medium Density Residential for the project site and the Commercial intensity is similar
to other commercial developments in the community.
The individual character of the home designs and the residential style of the hotel are consistent
with other developments in the surrounding area and is consistent with the development
standards for residential uses and commercial uses in the neighborhood.
The massing of the project and the building setbacks and layouts integrate the proposed uses
into the neighborhood of the project site.
The provision of a maintenance agreement and CC&Rs requiring the formation of a
homeowner's association are necessary to ensure the long term property maintenance and
continued architectural integrity of the residential project.
The proposed residential project provides a common open space area of .4 acres for the use and
enjoyment of the residential uses and provides a high quality residential design.
The proposed hotel project provides a viable commercial use along Hamilton Avenue which is
compatible and complements the proposed residential use as well as the surrounding
commercial uses.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 2
o
The proposed project provides an attractive street frontage through the installation of
landscaping along San Tomas Expressway, the installation of a boulevard treatment along West
Hamilton Avenue and enhanced landscaping and building setbacks along the Llewellyn
Avenue frontage.
An initial study was prepared for this project and concludes that there are no unmitigated
significant environmental impacts and that the project approval includes mitigation measures to
reduce the noise impacts to less than significant.
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.
o
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 recommended
general plan designation of the property.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
o
A initial study has been prepared which concludes that a Mitigated Negative Declaration
should be prepared.
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.
o
No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
Further, the applicants are notified as part of this application that they are required to comply with all
applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to
this application and are not herein specified. And, that this approval is granted subject to the following
Conditions of Approval.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted to construct a 43-1ot detached single family
development on the southerly portion of the project site and a 4 story 116 room hotel on the
northerly portion of the property located at 550 West Hamilton Avenue. The building designs
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 Charles Davidson Company, dated on October 6, 1998.
B. Building elevations and floor plans prepared by, Hove Design Alliance, Architects, received
August 1998.
C. Tentative Subdivision Map prepared by Charles Davidson Company, Civil Engineer, dated
and received on October 21, 1998.
D. Site plan, building plans and elevations prepared by MGA Architecture dated June 12, 1998.
o
Building Elevations, Details and Colors: The applicant shall submit more detailed building
elevations and exhibits depicting architectural detailing as rendered on the street elevations and
building elevations. Detailed elevations and exhibits shall be reviewed by and approved by the
Community Development Director upon recommendation of the Architectural Advisor prior to
the issuance of building permits.
o
Residential Project: Building elevations and exhibits to include the following
A) Provision of a color/material sample board specifying color palette, textures and materials.
B) Provision of building elevations and details illustrating architectural features such as decks
and railings, window boxes, decorative gates, cornice treatments, veneers, tile, or brick
details.
C) Submit brochures or roof samples of the color and material of the proposed roofing. The
intent of this condition is to provide variation in roof materials throughout the project and to
provide high quality concrete tiles consisting of slate, wood shake or mission tile styles.
D) Provision of window schedules depicting the high quality of window treatment and styles
depicted on the elevations. Windows shall have significant insets to create shadow lines and
shall be detailed with trim and sill details, grid patterns and dimensional grids along street
elevations.
E) Garage doors shall have automatic opening devices and shall have decorative features such
as windows and panels.
F) Front doors shall be enhanced with inset panels or windows.
G) Front yards are to be landscaped and driveway, walkway and porches shall use decorative
pavement treatments such as banding, colored concrete, brick courses or other alternative
pavement enhancements.
H) Architectural details to be carried throughout all four elevations of the residences.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 4
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Hotel Project: Building elevations and exhibits to include the following:
A) Air conditioning units shall be screened with decorative grills that
are architecturally
compatible with the building design. Grill design and colors shall complement the building
and wall materials and shall be maintained at all times.
B) Unarticulated wall surfaces shall be broken up through the introduction of landscaping or the
introduction of alternative wall materials such as heavy timbers, moldings or texture
changes.
C) Provision of a material samples board illustrating specific colors, textures and building
materials.
D) Submittal of a lighting plan providing details of architectural lighting as well as parking lot
and landscape lighting.
Building Division Submittals: The applicant shall provide a copy of the conditions of approval
for the project to be printed on the cover sheet(s) of the plans submitted for any building permits
for the project.
Landscaping: The applicants shall submit four copies of the landscape and irrigation plans to be
reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
A. All street trees shall be a minimum 24" box size. Larger 36" box trees shall be required in
the open space area and along the perimeter of the hotel site. All other trees shall be a
minimum 15 gallon size and shrub a minimum of 5 gallon size.
B. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and the
Tree Protection Ordinance.
C. All landscaping installed as required per the approved landscape plan shall be maintained in
good health and graffiti shall be removed from walls and fences within a reasonable period
of time.
D. Landscape Plan shall include the upgrading of landscaping along the Expressway frontage
and the landscaping of the median consistent with the conceptual landscape plan. Applicant
shall obtain encroachment permits from Santa Clara County for all work performed within
their right-of way and to make provisions for the establishment and maintenance of median
landscaping for a period of (5) five years from installation.
E. Landscape Plan shall include improvements of the open space area, front yards of the
residential units, and the hotel project.
F. All landscaping shall be installed prior to building occupancy. If landscaping is not
completed at the time of building occupancy landscaping bonds shall be required to ensure
completion within on month of occupancy. Landscaping of front yard areas of residences
shall be completed at the time of building occupancy for each residential unit.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 5
Parking and Driveway: All parking and driveway areas shall be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code.
A. Each garage shall have an automatic garage door.
B. Traffic markings and signing shall be reviewed and approved by
Development Director prior to the issuance of building permits.
the Community
Covenants, Codes and Restrictions (CC&Rs): The residential applicant shall be required to
submit for review and approval by the City Attorney, City Engineer and Community
Development Director a copy of the maintenance agreement and CC&Rs which shall include the
following:
A. Formation of a home owner's association to ensure the long term maintenance of properties.
B. Continued architectural controls to ensure the architectural integrity of the project and the
creation of an architectural review committee for the homeowners association.
C. Description and map illustrating "common" areas to be maintained and ensure that the open
space area and streets are available to the public.
D. Provision of maintenance for "common" landscaping within the project site including street
yards of the residences by the homeowner's association.
E. Provision for the long term property maintenance for the private streets, landscaping and
sound walls as necessary. Graffiti removal from sound walls within a reasonable period of
time.
F. Provision of a funding mechanism to ensure maintenance and upkeep of "common" areas.
C, C & R's shall provide for maintenance and use of the access drives, common fencing, and
open space areas.
G. Provision for public use of open space area to be available to the general public and the
residents of the subdivision.
H. Provisions to ensure the availability of two garage parking spaces for each unit
I. Provisions for appropriate screening and location of trash containers.
J. Naming of the City as a third party beneficiary with the opportunity to lien properties for
any breach of the maintenance agreement and CC&Rs.
Park Impact Fee: A park impact fee of $7,035 per unit for a total of $302,505.00 is due upon
development of the residential project. Credit in the amount of $10,990 will be given for the
existing single-family residence. Full payment of this fee is due prior to issuance of a certificate
of building occupancy. Credit shall be given for any fees paid as in lieu of park fee paid at the
time a map recordation.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 6
9
10.
11.
12.
13.
Fences and Wall Plan and Noise Attenuation: The applicants shall install fencing and sound
walls consistent with the recommendations of the noise assessment and the conceptual
landscaping plan. Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code and shall be submitted for review and approval by the Community
Development Department prior to the issuance of building permits. The wall plan shall include a
9 foot wall along San Tomas Expressway, stepping down to a 6 foot wall along the other
perimeters of the project. The wall plan shall include a stepped wall design between the hotel
and the Expressway including a open metal fence at the comer and shall be reviewed in
conjunction with the Noise Assessment Report prepared by Edward Pack and Associates.
Higher wall heights shall be provided where appropriate along the expressway.
Residential units adjacent to the San Tomas Expressway shall be provided with upgraded
window systems for sound attenuation. Windows on upper floors adjacent to the expressway
shall meet a 36 Sound Transmission Class (STC) rating and or mechanical ventilation systems
(heating ventilation and air conditioning) shall be provided for all residential units adjacent to
the expressway.
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, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed.
Uniform Fire Code).
Location of Mechanical Equipment: No mechanical equipment, i.e. air conditioning units, shall
be located within the common lot or within commonly maintained areas of the residential
project site. Mechanical equipment visible to street frontages shall be screened by landscaping
or trellis structures.
Utility Boxes and Back-Flow Preventers: Applicant to 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.
Trash Disposal/Recycling: The applicant for the hotel 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.
On-site lighting: On-site lighting for the hotel shall not create glare on adjacent properties.
Lighting shall be shielded away from adjacent residential properties and directed on site.
Lighting plan to be reviewed and approved by the Community Development Director prior to
the issuance of building permits
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 7
SANTA CLARA COUNTY FIRE DEPARTMENT:
14. Development review: Review of this development 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 apply to the Building Department for applicable
construction permits.
15.
Hotel:
Set up Pads: Provide four (30 foot x 60 foot) aerial ladder truck set up pads as required by the
Fire Marshall for the hotel site.
16.
Residential
Required fire flow: Required fire flow for this project (residential portion) is 1000 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.
17.
Public Fire Hydrants(s) Required: Provide 5 public fire hydrants(s) at locations(s) to be
determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant
spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual.
If area fire hydrants exist, reflect their location on civil drawings included with building permit
submittal. Required fees to be paid ASAP to prevent engineering delays.
18.
Fire Apparatus (Engine) Access Roads Required: Provide access roadways throughout the
residential development with paved all weather surface and a minimum unobstructed width of
20 feet, vertical clearance of 13 feet and 6 inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire
Department Standards details and Specifications A-1.
19.
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 the 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 from concrete edge to concrete edge for rounded curbs. Parking spaces are
based on an 8 ft. wide space.
20.
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
Govemmental standards and the Fire Department Standard details and specifications
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 8
BUILDING DIVISION:
Residential:
21. Provide grading and drainage plan prepared by a licensed Engineer prior to issuance of building
permits; provide an as built report by the same engineer at the time of final inspection.
22.
Provide a compaction report on the footings and slabs prepared by a licensed Engineer, prior to
pouting the foundations.
23.
Provide a setback and elevation report prepared by a licensed Engineer or Surveyor to pouring
the foundation.
24.
Hotel:
Provide two (2) hour Area Separation Walls(ASW) as required; independent stairways required
for each separate area. One and one-half(1.5) hour fire resistive rating required in all openings
in area separation walls per Uniform Building Code (UBC) 504.6.
25.
Walls and floors separating guest rooms are one(l) hour fire resistive construction per UBC
310.2.2.
PUBLIC WORKS DEPARTMENT:
26. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the site,
the applicant shall submit a complete the processing of the Tentative Subdivision Map to
combine and reconfigure the lots as shown on the site plan.
27.
Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-lieu of
fees of .75 of the $7035.00 for each residential lot. The current fee is $5,276.25 X 43 lots =
$226,878.75.
28.
Final Map: Prior to issuance of any building permits for the site, the applicant shall submit
and process a Final Tract Map for recordation upon approval by the City Council. The current
plan check fee is $1,380 plus $25 per parcel.
29.
Preliminary_ Title Report: Prior to recordation of the Final Tract Map, the applicant shall
provide a current Preliminary Title Report.
30.
Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant
shall grant an additional Right-of-Way for Public Street Purposes along the Hamilton Avenue
frontage to accommodate 17 feet of public right-of-way behind the existing face of curb.
Applicant shall cause to be prepared all documents necessary to record dedication and submit
to the City for review.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 9
31.
32.
33.
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., as
necessary. All private streets shall be Public Utility Easements, not Public Service Easements.
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 street improvements, as required by the
City Engineer. The plans shall include the following:
HAMILTON AVENUE FRONTAGE:
Removal of existing sidewalk, driveway approaches, accessibility ramps, street lighting
system, street trees and irrigation system.
· Installation of City Standard boulevard treatment, accessibility ramps, driveway
approaches (ADA compliant), City standard street lights with new conduit, conductors, and
pull boxes.
· Removal/relocation of utilities as necessary to accommodate new sidewalk.
· Show location of City/County right-of-ways.
LLEWELLYN AVENUE FRONTAGE:
· Removal of existing driveway approaches
·
and installation of City standard driveway
approaches (ADA compliant).
Removal of broken or uplifted curb, gutter, and sidewalk and replacement with City
standard commercial sidewalk, curb and/or gutter.
Removal of liquid amber street trees and replacement with new City standard street trees
and irrigation.
Construction of storm drain inlets at intersection of private drives (no valley gutters).
Construction of new accessibility ramps at private drives.
BOTH FRONTAGES:
· Provide pavement conforms to existing improvements.
· Signing/striping as determined necessary by the City Engineer.
· Installation of all existing and proposed water meters and
property behind the public right-of-way line.
sewer cleanouts on private
County Right-of-Way: The Applicant shall obtain permits from Santa Clara County for any
work within the County right-of-way.
Soils Report: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 10
35.
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. The applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
36.
Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a
Utility Installation Coordination Plan and Schedule for approval by the City Engineer for
installation and/or abandonment of all utilities within the public right-of-way. Streets which
have been resurfaced within the previous 5 years (Hamilton Avenue) will require boring and
jacking for all new utility installations. The applicant shall also prepare pavement restoration
plans for approval by the City Engineer prior to any utility installation and/or abandonment.
37.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
38.
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, and prepare
an engineered final Grading and Drainage Plan, and pay fees required to obtain necessary
grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters
18, 33, and the Appendix of Chapter 33. The final grading and drainage plan shall address all
previous comments and shall include all information required by the Public Works
Department's grading and drainage checklist. Should the development require hauling of soil
or other demolition materials on or off site, the applicant shall request and obtain approval of a
haul route from the City Engineer. The applicant shall reduce fill at the northwest comer of the
residential project and provide a drainage concept across the hotel site.
39.
Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall pay the required Storm Drain Area fee. The current fee is $2,250 per
acre for the residential acreage and $2,500/acre for the hotel parcel.
40.
National Pollution Discharge Elimination System: The applicant is advised that the Regional
Water Quality Control Board requires that all construction projects on sites larger than five
acres must obtain a National Pollutant Discharge Elimination (NPDES) permit. Permit
conditions may require construction and post-construction storm water management plans.
The applicant is responsible for obtaining this permit, providing plans and paying associated
fees. Copies of the permits shall be provided to the Community Development and Public
Works Departments prior to the issuance of building permits.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 11
41.
42.
43.
44.
45.
46.
47.
48.
49.
The applicant shall comply with 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.
Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building
permits, the applicant shall comply with any requirements of the Santa Clara Valley Water
District, including Ordinance 83-2 and subsequent amendments.
Monuments: Prior to recording the Final Parcel Map, applicant shall provide security
guaranteeing the cost of setting all monuments shown on the record map, as determined by the
City Engineer.
Conditions, Covenants, and Restrictions: Provide copies of CC&Rs for review by the City
Attorney, City Engineer and Community Development Director, prior to recordation of the
Final Map and CC&Rs.
Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition permit
for removal of existing structures.
COMMUNITY DEVELOPMENT DEPARTMENT
Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application
shall be submitted to the Community Development Department in accordance with the
provisions of the Sign Ordinance. No sign shall be permitted until an application is approved a
permit issued.
Hotel Occupancy: The hotel operation shall comply with Chapter 3.34, Transient Occupancy
Tax, of the Campbell Municipal Code.
Hotel Occupancy: Hotel occupancy shall not extend beyond thirty days and shall be subject to
limitations as setforth in Chapter 3.34 of the Campbell Municipal Code.
Project Phasing: Project approval is valid for 2 years from the date of City Council approval.
Construction shall commence within 2 years of City Council approval and Hotel construction
must coincide or precede the Residential portion of the project.
Revised Site Plan: Applicant to submit a revised site plan relocating the unit types on lot 42
and 43 and increasing front yard setbacks of units proposed along the San Tomas Expressway
where rear yards may accommodate an adjustment.
Planning Commission Resolution No. 3195
PD 98-03 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 12
PASSED AND ADOPTED this 27th day of October, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons, Lindstrom, Meyer-Kennedy
NOES: Commissioners: Jones, Lowe
ABSENT: Commissioners: Keams
ABSTAIN: Commissioners: None t ~
~~_ Dennis Low-e, Cfiair