PC Res 3196RESOLUTION NO. 3196
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE SUBDIVISION MAP (TS 98-01) TO ALLOW THE
CREATION OF 46 LOTS ON PROPERTY LOCATED AT 550 W.
HAMILTON AVENUE. APPLICATION OF PULTE HOME
CORPORATION & LARKSPUR HOSPITALITY DEVELOPMENT
AND MANAGEMENT COMPANY FILE NO. TS 98-01.
After notification and public heating, as specified by law, and after presentation by the
Community Development Staff, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application TS 98-01:
The proposed subdivision density of 8.5 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 proposed 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.
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The provision of a maintenance agreement and 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.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. 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.
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions, 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.
Planning Commission Resolution No. 3196
TS 98-01 - 550 W. Hamilton Avenue - PuRe/Larkspur
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 43 residential lots, two common lots, and one commercial lot for the
development of a project on property located at 550 West Hamilton Ave. The map shall
substantially conform to the map prepared by Charles Davidson Co, Civil Engineer,
dated as revised on October 21, 1998, except as may be modified by the Conditions of
Approval herein.
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Property Maintenance: The property shall be maintained free of any combustible trash,
debris and weeds, until the time that actual construction commences. All existing
structures on the property shall be secured by having windows boarded up and doors
sealed shut, or be demolished or removed from the property.
Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of
the final subdivision map.
Park Impact Fee: Applicant shall be advised that a park impact fee is required in addition
to the Park In-Lieu Fee prior to occupancy of any of the residential units. Credit shall be
given for the existing single-family residence on the property and fees paid at the time of
map recordation.
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Tree Protection/Replacement Plan: Applicant to submit a tree protection plan for
approval by the Community Development Director addressing retention of existing trees
and replacement of removed trees consistent with the Water Efficient Landscaping
Standards (WELS) prior to issuance of building permits.
Planning Commission Resolution No. 3196
TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 3
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Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to submit
for review and approval by the City Attorney, City Engineer and Community
Development Director prior to recordation of the final parcel map a copy of the CC&Rs
which includes the following:
A. Formation of a home owner's association to ensure the long term maintenance
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.
D. Provision of maintenance for "common" landscaping within the project site by the
homeowner's association.
E. Provision for the long term property maintenance of sound walls, common driveways
and streets, and common open space areas.
F. Provision of a funding mechanism to ensure maintenance and upkeep of "common"
areas.
G. Provision to ensure availability of two garage parking spaces.
H. Provision to ensure screening and location of trash containers.
I. 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.
PUBLIC WORKS DEPARTMENT:
7. Tentative Subdivision Map: Prior to issuance of any grading or building permits for the
site, the applicant shall submit a complete Tentative Subdivision Map to combine and
reconfigure the lots as shown on the site plan.
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Park in Lieu Fees: Prior to recordation of the final map the applicant shall pay park-in-
lieu of fees of .75 of $7035.00 for each residential lot. The current fee is $5,276.25 X 43
lots = $226.878.75
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.
10.
Preliminary Title Report: Prior to recordation of the Final Map, the applicant shall
provide a current Preliminary Title Report.
11.
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 fight-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. 3196
TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 4
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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 sewer cleanouts on private
property behind the public right-of-way line.
County Right-of-Way: Applicant shall obtain permit 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, applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
Planning Commission Resolution No. 3196
TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 5
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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.
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 fight-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.
Maintenance Securi _ty: 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.
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 Appendix 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 to investigate reduction in fill at northwest comer of the residential project.
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.
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. 3196
TS 98-01 - 550 W. Hamilton Avenue - Pulte/Larkspur
Page 6
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.
21.
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.
22.
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.
23.
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.
24.
Demolition: Prior to recording of the Final Map the applicant shall obtain a Demolition
permit for removal of existing structures.
PASSED AND ADOPTED this 27th day of October, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Lindstrom, Meyer-Kennedy
Jones, Lowe
Keams
None
Dennis Lowe, Chair
Steve Piasecki, Secretary