Planned Dev Permit - 1997~.0¥ ' CA &~4~~
CITY OF CAMPBELL
Community Development Department - Current Planning
May 14,1999
Mr. Mark Tersini
KT Properties
21710 Stevens Creek Boulevard, Suite 200
Cupertino, CA 95014
Re: Revised Elevations
760 Duncanville Court
Dear Mr. Tersini:
The Community Development Department has reviewed your building elevations submitted for the above
residential project. Based upon a review of the approved elevations and plans, a determination has been made
that your proposed elevations are not in substantial compliance with the approved elevations.
The approved elevations depicted the shedding of the roof to a single story height over the living room and a
smaller building entrance.
If you wish to pursue this building design further, it will be necessary to obtain approval of a modification to the
Planned Development Permit approval. Prior to processing such an application you may wish to solicit the staff
position regarding your request. For staff to fully undemtand the impact of your elevation changes, all four
elevations of the buildings as well as a site plan should be submitted.
It would be helpful to arrange a meeting to go over these revisions.
Please contact me to schedule a meeting or ff you have any questions the reMew process. I may be reached at
(408) 866-2144.
Tim J. Haley ~-~
Associate Planner
cc: Sharon Fierro, Senior Planner
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 . TDD 408.866.2790
CITY OF CAMPBELL
Public ~(/orks Department
March 19, 1998
Dr. Adam Aziz
1 Almaden Blvd.//204
San Jose, CA 95113
Re: PD 97-03 - 760 Duncanville Court
Dear Dr. Aziz:
The City Council, at its meeting of March 3, 1998, adopted Resolution 9347 approving a
Planned Development Permit to allow the construction of four townhomes at the above-
referenced property.
At your earliest convenience, I would like to arrange a meeting with you (and your civil
engineer and architect) and the City's Public Works land development team. The purpose of
the meeting would be to review the conditions of approval imposed by the Public Works
Department and the Department's procedures and requirements for satisfaction of those
conditions. The land development team may also include representatives from the Planning
and Building Divisions. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me al;,(408)866-.2/158 to
CC:
arrange a meeting time and to answer any questions.
Jarrall LaGuisa, Architect, 220 Wright Brothers Ave.//13, Livermore 94550
Michelle Quinney, City Engineer
Frank Cauthorn, Building Official
Gloria Sciara, Planner II
h:\word/landdev/760duncn(mp)
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2150 · Fax 408.376.0958 · TDO 408.866.2790
Pacific Gas and
Electric Company
South Coast Area, Land Rights Office
111 Almaden Boulevard Suite 814
San Jose, CA 95113
July 20, 1998
CITY OF CAMPBELL
Gloria Sciara
70 North 1 st Street
Campbell, CA 95008
Re:
Tentative map, 760 Duncanville
Your File No PD-97-03
PG&E file No 0514L6-1288
JUL 2 2 19
CiTY OF CAM?
PLANNING
Ms. Sciara:
Thank you for the opportunity to provide comment to the proposed site review of the
property at the above referenced location. PG&E owns and operates a variety of gas
and electric facilities which (may be/are) located within the proposed project
boundaries. To promote the safe and reliable maintenance and operation of utility
facilities, the California Public Utilities Commission (CPUC) has mandated specific
clearance requirements between utility facilities and surrounding objects or
construction activities. To ensure compliance with these standards, project proponents
should coordinate with PG&E early in the development of their project plans. Any
proposed development plans should provide for unrestricted utility access and prevent
easement encroachments that might impair the safe and reliable maintenance and
operation of PG&E's facilities. Any tentative subdivision maps should be sent to this
office for review and comment.
Some examples of activities which could have an impact upon our facilities include
permanent/temporary changes in grade over or under our facilities; construction of
structures within or adjacent to PG&E's easements; and planting of certain types of
vegetation over or underneath our gas and electric facilities respectively.
Developers will be responsible for the costs associated with the relocation of existing
PG&E facilities to accommodate their proposed development. Relocation of gas and
electric facilities may require long lead times and are not always feasible, and
developers are encouraged to consult with PG&E early as possible in their planning
stages.
Please contact me at 408.282.7546 if you have any questions regarding our comments.
We would also appreciate being copied on future correspondence regarding this subject
as this project develops.
Thank you
Nicholas C. Arellano
Lead Land Technician
S:\De Anza\Map reviews\41 L61288\16-1288.doc
July 9, 1998
CITY OF CAMPBELL
Community Development Department
Dr. Adham Aziz dba Terrace Homes
1 Almaden Boulevard, 4f204
San Jose, CA 95113
Re: PM 98-04; 760 Duncanville Court
Dear Dr. Aziz,
The Community Development Director has conditional approved the above referenced tentative
parcel map to create four lot subdivision on property located at 760 Duncanville Avenue in
conjunction with a previously approved townhome development (PD 97-03). This approval is
valid for two years from the date of approval and will expire on July 9, 2000, and is subject to the
attached Conditions of Approval.
If you should have any questions regarding this referral, please do not hesitate to contact the
undersigned at (408) 866-2143.
Sincerely,
Gloria Sciara
Planner II
CC:
Sid Nash
NCSS & Associates
125 E. Sunnyoaks Avenue, Suite 204
Campbell, CA 95008
Michele Quinney, City Engineer
70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2130 · FAX 408.866.8381 ' TDD 408.866.2790
.0~-
O~CHAgO'
March 5, 1998
CITY OF CAMPBELL
City Clerk's Office
Dr. Adham Aziz
Terrace Homes
1 Almaden Blvd., Ste. 204
San Jose, CA 95113
Dear Dr. Aziz:
At the regular meeting of March 3, 1998, the City Council held a public hearing to consider
your application for approval of a Planned Developmem Permit to allow the construction of
four townhomes at 760 Duncanville Court in a Planned Developmem Zoning District.
After discussion, the City Council adopted Resolution No. 9347, incorporating fmdings,
approving a Planned Development Permit to allow construction of four townhomes at 760
Duncanville Court, subject to the attached Conditions of Approval. Please find a certified
copy of this Resolution attached for your records.
Should you have any questions in regard to the City Council's action, please do not hesitate
to contact this office (866-2117) or Gloria Sciara, Planner II, Community Development
Department.
Sincerely,
Anne Bybee
City Clerk
cc. ~,~Planner II, Comm. Develop. Dept.
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2117 - F^X 408.374.6889 · TDD 408.866.2790
RESOLUTION NO. 9347
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PD 97-03) TO ALLOW THE CONSTRUCTION OF FOUR
TOWNHOMES ON PROPERTY LOCATED AT 760 DU1NCANVILLE
AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF DR. ADHAM AZIZ. FILE NO. PD
97-03.
After notification and public heating, 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 respect
to application PD 97-03:
The development of the proposed project will result in a density of 14 dwelling units per
gross acre Which is consistent with the General Plan density of 21 to 27 dwelling units per
gross acre for the subject property.
°
The project site is proposed at a two-story format and maintains a traditional residential
appearance consistent with recent developments within the Union Avenue area.
The units feature simplified and traditional design elements such as visible front entries,
smaller dormer and bay windows, mouldings, shutters, a composition shingle hip roof and
stucco exterior.
4. The front elevations of the units have been revised to differentiate their appearance.
o
The site plan indicates a total of 14 parking spaces and is consistent with the parking
requirement for townhome developments.
6. The floor area ratio (FAR) of the proposed project is .64.
o
The proposed project provides useable private open space and adequate on-site landscaping
comprising 36% of the net site area.
Based upon the foregoing findings of fact, the City Council finds and concludes that:
The proposed development and uses are compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
2. The proposed development is consistent with the Zoning Ordinance.
°
The proposed development will result in a more desirable environment and use of land than
would be possible under any other zoning classification.
City Council Resolution
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 2
The proposed development will not result in more residential units than would be allowed
by other residential zoning districts which are consistent with the general plan designation
of the property.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or cf the City as a whole.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Planned Development Permit to construct
four (4) residential units located at 760 Ducanville Court. Project approval shall
substantially comply with the project plans prepared by Jarrall LaGuisa, stamp dated
February 4, 1998 except as modified by the Conditions of Approval herein.
Revised Floor Plan: Prior to the issuance of building permits, the applicant shall revise the
floor plans and structural plans reflecting a minimum six foot, eight inch (6 foot, 8 inch)
clearance from the floor of the garage to the under side of the staircase projecting into the
garage for each of the four units.
o
Materials Board: The applicant shall submit color and materials samples and brochures (if
materials are not available) indicating all materials used on the exterior of the buildings,
including window style (actual divided light windows required) for review and approval by
the Community Development Director prior to issuance of building permits for the project.
Landscaping Plan: The applicant shall submit a landscaping and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of
building permits for the project. The plans shall address the following:
A. The plans shall be consistent with the City's Water Efficient Landscape Guidelines
(WELS).
B. Retention of the 24 inch diameter fir tree along the frontage of the property.
C. A tree protection plan prepared by a certified arborist consistent with WELS which
shows how the fir tree will be protected prior to and during construction.
D. Replacement of a proposed berm at the frontage of the property with sod.
City Council Resolution
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 3
Parcel Map: The Planned Development Permit approval is contingent upon approval of a
parcel map subdividing the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
o
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $5,635 for
each new dwelling unit prior to issuance of a certificate of building occupancy for each
unit. Seventy five percent (75%) of the park impact fee is due and payable prior to the
recordation of the final map creating four lots on the subject property.
o
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code. A fencing plan must be provided for review and approval by
the Community Development Director prior to the issuance of building permits.
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).
°
Parking and Driveways: All parking areas and driveways shall be developed in
compliance with the standards in Chapter 21.50 of the Campbell Municipal Code.
10. Building Division: The Building Division requires the following:
A. Comply with current State and local ordinances and regulations.
Bo
Provide information as directed by the Building Official regarding pad certification
(elevation and location) and compaction test (for slab foundation) prior to foundation
inspection.
Co
Provide grading and drainage plans prepared by a licensed engineer in conformance
with the City's standards at the time of building permit submittal. An as-built grading
and drainage inspection and report shall be signed and stamped by a licensed engineer
and provided to the Building Official prior to final inspection.
PUBLIC WORKS DEPARTMENT
11. Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
City Council Resolution
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 4
12.
13.
14.
15.
A. Removal of existing driveway approach and construction of new driveway approach.
B. Construction of new curb and gutter along the complete project frontage.
C. Construction of new separated five-foot sidewalk.
D. Installation of new public street light in accordance with the City's street lighting policy
as determined by the City Engineer.
E. Installation of street trees at about 40 feet on center including irrigation.
F. New improvements shall conform to existing improvements.
G. Installation of 1 V2 inches of asphalt concrete overlay to the centerline of the street, plus
conforms, as determined by the City Engineer.
H. Installation of existing and proposed water meters and sewer cleanouts on private
property shall be located behind the public right-of-way line.
Street Improvement Agreement: Execute a street improvement agreement and post
security for faithful performance and labor and materials to guarantee the installation of the
required street improvements in the public right-of-way prior to the issuance of building
permits.
Completion of Public Street Improvements: Prior to issuance of occupancy approval for
the site, all public street improvements required by the encroachment permit must be
completed and accepted by the City and the applicant must provide the one-year
maintenance security for 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits
for the site, the applicant shall conduct hydrology studies, as necessary, prepare an
engineered 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 drainage study shall be based upon a 10-year storm
frequency.
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 of $2,250 per acre or $542.
City Council Resolution
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 5
16.
Underground 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 company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The Plan shall minimize the damage to all public
facilities.
17.
18.
19.
20.
21.
22.
Tentative Tract or Parcel Map: Submit a tentative tract or parcel map application, as
appropriate, for review by the City prior to the issuance of building permits. The
application processing fee is $3,225 for a tentative tract map and $2,150 for a tentative
parcel map.
CC & Rs for Tentative Tract or Parcel Map: Prior to the approval of a tentative tract or
parcel map application by the City allowing the subdivision of property located at 760
Duncanville Court, the CC & Rs shall be recorded against all properties within the subject
development shall include and contain provisions to enforce the following (Planning):
A. The garages shall maintain two useable parking spaces for vehicle parking at all times
and shall be utilized by the property owners for primary parking prior to occupying
uncovered guest parking spaces.
Bo
A maintenance agreement shall be prepared requiring the property owners of the
attached rear units to equally share in the maintenance of the portion of the roof and
common wall that is shared between the units.
Soils Report: Provide a soils report prepared by a registered Geotechnical or Civil
Engineer prior to the issuance of building permits.
Title Report: Provide a current Preliminary Title Report prior to the issuance of building
permits.
Reciprocal Easements: Reciprocal easements shall be provided for ingress, egress, utilities,
and grading prior to the issuance of building permits.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District.
City Council Resolution
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 6
23.
Site Plan: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a completed Site Plan in accordance with completeness comments by the
Public Works Department.
PASSED AND ADOPTED this 3rd day of March., 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS: None
COUNCILMEMBERS: None
COUNCILMEMBERS: None
.~fne Bybee~-City Clerk
Conant, Furtado, Dougherty, Dean, Watson
APPROVED:
ffJ~ne~e Wafson, Mayor
11.
Application of Adham Aziz for Approval of a Planned Development Permit (PD 97-
03) to allow the construction of four townhomes on property located at 760
Duncanville Court in a PD (Planned Development) Zoning District (Resolution/Roll
Call Vote)
This is the time and place for a public hearing to consider the application of Adham
Aziz for Approval of a Planned Development Permit (PD 97-03) to allow the
construction of four townhomes on property located at 760 Duncanville Court in a PD
(Planned Development) Zoning District.
Senior Planner Fierro - Staff Report dated March 3, 1998.
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
Linda Carlson, 703 Duncanville Court, Campbell, appeared before the City Council
and asked for clarification regarding parking.
There being no one else wishing to speak, Mayor Watson closed the public hearing.
M/S: Conant/Furtado - to adopt Resolution 9347 approving a Planned
Development Permit to allow the construction of four townhomes on property
located at 760 Duncanville Avenue in a PD (Planned Development) Zoning District,
subject to Conditions of Approval. Motion adopted by the following roll call vote:
AYES: Councilmembers: Conant, Furtado, Dougherty, Dean, Watson
NOES: Councilmembers: None
12. Amendment to Title 7 of the Campbell Municipal Code entitled ".Animals"
(Introduction of Ordinance/Roll Call Vote)
This is the time and place for a public hearing to consider a City-initiated Amendment
to Title 7 of the Campbell Municipal Code entitled "Animals."
Police Chief Gullo - Staff Report dated March 3, 1998.
Sergeant Finch, Campbell Police Department, highlighted the major changes and
additions to the ordinance.
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
Minutes of 3/3/98 City Council Meeting 6
oty
Council
Report
ITEM NO.: 11.
CATEGORY: Public Hearing
MEETING DATE: March 3, 1998
TITLE
Application of Dr. Adham Aziz for approval of a Planned Development Permit to allow the
construction of four townhomes at 760 Duneanville Court in a PD (Planned Development)
Zoning District.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
Adopt a Resolution, incorporating the attached findings, APPROVING a Planned Development
Permit application to allow development of four townhomes on the subject property; subject to
the attached conditions of approval.
Environmental Determination: This project is categorically exempt under Section 15301 Class 1,
L (2) and Section 15315 Class 15 (Minor land divisions) of CEQA, therefore, no environmental
action is required.
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of four townhomes on property located at 760 Duncanville Court. The
dwellings are proposed in a two-story format with attached garages and would share access from one
driveway from Duncanville Court.
Background: The proposed application was initially heard by the Planning Commission on
November 25, 1997. Based on issues raised at the meeting, the Planning Commission continued the
matter to February 10, 1998 to allow the applicant time to revise the plans. On February 10, 1998,
the revised plans were presented to the Commission that included the provision of 3.5 spaces per unit
in-lieu of the parking initially proposed at 2.5 spaces per unit, and variation of the elevations so that
the units do not have a "project" appearance.
Surrounding Neighborhood: The subject property is located off of Union Avenue, south of
Campbell Avenue. Duncanville Court contains two existing townhome developments and a
County Fire District station. A mixture of high density residential projects are located on Union
Avenue that include apartments, townhomes, and condominiums.
ANALYSIS
General Plan Consistency: The General Plan land use designation for the site is High Density
Residential with a density of 21 to 27 UPGA (units per gross acre). The proposed project would be
developed at a density of 14 units per gross acre.
City Council Report - March 3, 1998
PD 97-02 - 760 Duncanville Court
Pa~e 2
Zoning Consistency: The project site is zoned Planned Development (PD). Under the PD zoning
ordinance, the applicant must obtain approval of a PD Permit from the City Council to allow
construction of the project.
Planning Commission Action: The Planning Commission at its meeting of January 13, 1998, adopted
Resolution No. 3145 recommending approval of the applicant's request subject to the recommended
conditions of approval with a (7-0-0) vote.
ALTERNATIVES
1) Deny the applicant's proposal.
2) Approve the applicant's request, subject to modified conditions of approval.
3) Refer the application back to the Planning Commission.
FISCAL IMPACTS
None
Attachments:
1. Draft City Council Resolution
2. Planning Commission Resolution 3145
3. Planning Commission Minutes of February 10, 1998
4. Planning Commission Staff Report dated February 10, 1998
5. Project Elevations
6. Location Map
PREPARED BY:
Y Olori ciar~, er 11
REVIEWED BY:,... St[ve Piasecki, Community Development Director
APPROVED BY: ~~'~
Bernard M. S/~ny, City Manager
Planning Commission Minutes of February 10, 1998 Page 2
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements.
ORAL REQUESTS
There were no oral requests.
PUBLIC HEARING
Chairman Lowe read Agenda Item No. 1 into the record.
1. PD 97-03
Aziz, A.
Continued Public Heating to consider the application of Dr.
Adham Aziz for approval of a Planned Development Permit
(PD 97-03) to allow the construction of four townhomes on
property located at 760 Duncanville Court in a PD (Planned
Development) Zoning District. This project is Categorically
Exempt. Tentative City Council Meeting Date: March 3, 1998.
Ms. Gloria Sciara, Planner II, presented the staff report as follows:
The applicant is seeking the approval of a Planned Development Permit to allow the
construction of four townhomes on Duncanville Court, located off of Union Avenue, south of
Campbell Avenue.
· When this project was first considered in November 1997, residents in the area expressed
concerns about the proposed parking for this project. The Planning Commission directed the
applicant to submit revised plans to provide for required parking as well as offering distinct
elevations for each unit to prevent a project appearance.
· To achieve these objectives, the front unit setbacks were decreased by four feet and the two
rear units were attached. Four guest parking spaces were added so that the project now meets
the required parking ratio. The units are the same size. Landscaping was slightly reduced.
· Staff is supportive of this revised plan. The applicant will be submitting revised plans to
accurately reflect the changes per SARC.
Commissioner Gibbons mentioned that the floor plans have been crossed out on the posted plans.
Ms. Gloria Sciara answered that the floor plans are accurate.
Commissioner Jones presented the Site and Architectural Review Committee report as follows:
· SARC was concerned that both spaces in the garage be usable and have no lower than a 6-
foot, 8-inch high clearance. With that, SARC is in favor of the project.
Commissioner Meyer-Kennedy asked whether the required changes are reflected in the
Conditions of Approval.
Ms. Gloria Sciara replied that they can be added but do not currently appear in the Conditions.
She advised that staffhad expected final revised plans prior to this meeting.
Planning Commission Minutes of February 10, 1998 Page 3
Chairman Lowe opened the Public Hearing for Agenda Item No. 1.
Mr. Jerry LaGuissa, Architect, 220 Wright Brothers Avenue, Livermore:
· Stated that he has made the changes required but was not able to revise the plans since he was
out of town.
· Advised that he has eliminated the U-shaped stairway and replaced it with a straight stairway
so that it does not encroach into the garage space.
· Said that he understands the changes needed and that he plans to incorporate the required
changes.
Commissioner Gibbons suggested the addition of a Condition to review the grading and drainage
plans. She suggested adjusting the textured paving as they are not the same on both front units
so that they are similar.
Chairman Lowe closed the Public Heating for Agenda Item No. 1.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner Meyer-
Kennedy, the Planning Commission adopted Resolution No. 3145
recommending approval of a Planned Development Permit (PD 97-03) to
allow the construction of four townhomes on property located at 760
Duncanville Court, with the added Condition of Approval requiring the
submittal of a Grading and Drainage Plan prior to issuance of building
permits, by the following roll call vote:
AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
NOES: None
ABSENT: None
ABSTAIN: None
This item will be considered by Council at its meeting of March 3, 1998.
Chairman Lowe read Agenda Item No. 2 into the record.
.0¥' CA~,a
CITY OF CAMPBELL
Community Development Department - Current Planning
February 12, 1998
Dr. Adham Aziz
Terrace Homes
1 Almaden Boulevard, Suite 204
San Jose, CA 95113
Re: PD 97-03 - 760 Duncanville Court
Dear Dr. Aziz:
Please be advised that at its meeting of February 10, 1998, the Planning Commission
adopted Resolution No. 3145 recommending approval of a Planned Development Permit
to allow the construction of four townhomes on the above-referenced property.
This application will be considered by the City Council for final approval at its meeting
of March 3, 1998.
If you have any questions regarding the Commission's action, please do not hesitate to
contact the undersigned at (408) 866-2140.
Sincerely,
Gloria Sciara
Planner II
CC:
Mr. Jarrall C. LaGiusa (Architect)
220 Wright Brothers Avenue, #13
Livermore, CA 94550
City Clerk
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3145
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PD 97-03) TO ALLOW THE
CONSTRUCTION OF FOUR TOWNHOMES ON PROPERTY
LOCATED AT 760 DUNCANVILLE COURT IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF DR.
ADHAM AZIZ. FILE NO. PD 97-03.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows
with respect to application PD 97-03:
The development of the proposed project will result in a density of 14 dwelling units per
gross acre which is consistent with the General Plan density of 21 to 27 dwelling units per
gross acre for the subject property.
The project site is proposed at a two-story format and maintains a traditional residential
appearance consistent with recent developments within the Union Avenue area.
The units feature simplified and traditional design elements such as visible front entries,
smaller dormer and bay windows, mouldings, shutters, a composition shingle hip roof and
stucco exterior.
4. The front elevations of the units have been revised to differentiate their appearance.
The site plan indicates a total of 14 parking spaces and is consistent with the parking
requirement for townhome developments.
6. The floor area ratio (FAR) of the proposed project is .64.
The proposed project provides useable private open space and adequate on-site landscaping
comprising 36% of the net site area.
Based upon the foregoing findings of fact, the Planning Commission finds and concludes that:
The proposed development and uses are compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
2. The proposed development is consistent with the Zoning Ordinance.
The proposed development will result in a more desirable environment and use of land than
would be possible under any other zoning classification.
Planning Commission Resolution No. 3145
PD 97~03 - 760 Duncanville Court - Dr. Adham Aziz
Pa~e 2
The proposed development will not result in more residential units than would be allowed
by other residential zoning districts which are consistent with the general plan designation
of the property.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Planned Development Permit to construct
four (4) residential units located at 760 Ducanville Court. Project approval shall
substantially comply with the project plans prepared by Jarrall LaGuisa, stamp dated
February 4, 1998 except as modified by the Conditions of Approval herein.
Revised Floor Plan: Prior to the issuance of building permits, the applicant shall revise the
floor plans and structural plans reflecting a minimum six foot, eight inch (6 foot, 8 inch)
clearance from the floor of the garage to the under side of the staircase projecting into the
garage for each of the four units.
Materials Board: The applicant shall submit color and materials samples and brochures (if
materials are not available) indicating all materials used on the exterior of the buildings,
including window style (actual divided light windows required) for review and approval by
the Community Development Director prior to issuance of building permits for the project.
Landscaping Plan: The applicant shall submit a landscaping and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of
building permits for the project. The plans shall address the following:
A. The plans shall be consistent with the City's Water Efficient Landscape Guidelines
(WELS).
B. Retention of the 24 inch diameter fir tree along the frontage of the property.
C. A tree protection plan prepared by a certified arborist consistent with WELS which
shows how the fir tree will be protected prior to and during construction.
D. Replacement of a proposed berm at the frontage of the property with sod.
Planning Commission Resolution No. 3145
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 3
Parcel Map: The Planned Development Permit approval is contingent upon approval of a
parcel map subdividing the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $5,635 for
each new dwelling unit prior to issuance of a certificate of building occupancy for each
unit. Seventy five percent (75%) of the park impact fee is due and payable prior to the
recordation of the final map creating four lots on the subject property.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code. A fencing plan must be provided for review and approval by
the Community Development Director prior to the issuance of building permits.
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).
Parking and Driveways: All parking areas and driveways shall be developed in
compliance with the standards in Chapter 21.50 of the Campbell Municipal Code.
10. Building Division: The Building Division requires the following:
A. Comply with current State and local ordinances and regulations.
Bo
Provide information as directed by the Building Official regarding pad certification
(elevation and location) and compaction test (for slab foundation) prior to foundation
inspection.
Co
Provide grading and drainage plans prepared by a licensed engineer in conformance
with the City's standards at the time of building permit submittal. An as-built grading
and drainage inspection and report shall be signed and stamped by a licensed engineer
and provided to the Building Official prior to final inspection.
PUBLIC WORKS DEPARTMENT
11. Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
A. Removal of existing driveway approach and construction of new driveway approach.
Planning Commission Resolution No. 3145
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 4
12.
13.
14.
15.
16.
B. Construction of new curb and gutter along the complete project frontage.
C. Construction of new separated five-foot sidewalk.
D. Installation of new public street light in accordance with the City's street lighting
policy as determined by the City Engineer.
E. Installation of street trees at about 40 feet on center including irrigation.
F. New improvements shall conform to existing improvements.
G. Installation of 1 ½ inches of asphalt concrete overlay to the centerline of the street, plus
conforms, as determined by the City Engineer.
H. Installation of existing and proposed water meters and sewer cleanouts on private
property shall be located behind the public right-of-way line.
Street Improvement Agreement: Execute a street improvement agreement and post
security for faithful performance and labor and materials to guarantee the installation of the
required street improvements in the public right-of-way prior to the issuance of building
permits.
Completion of Public Street Improvements: Prior to issuance of occupancy approval for
the site, all public street improvements required by the encroachment permit must be
completed and accepted by the City and the applicant must provide the one-year
maintenance security for 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits
for the site, the applicant shall conduct hydrology studies, as necessary, prepare an
engineered 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 drainage study shall be based upon a 10-year storm
frequency.
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 of $2,250 per acre or $542.
Underground 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 company.
Planning Commission Resolution No. 3145
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Pa~e 5
17.
18.
19.
20.
21.
22.
23.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The Plan shall minimize the damage to all public
facilities.
Tentative Tract or Parcel Map: Submit a tentative tract or parcel map application, as
appropriate, for review by the City prior to the issuance of building permits. The
application processing fee is $3,225 for a tentative tract map and $2,150 for a tentative
parcel map.
CC & Rs for Tentative Tract or Parcel Map: Prior to the approval of a tentative tract or
parcel map application by the City allowing the subdivision of property located at 760
Duncanville Court, the CC & Rs shall be recorded against all properties within the subject
development shall include and contain provisions to enfome the following (Planning):
A. The garages shall maintain two useable parking spaces for vehicle parking at all times
and shall be utilized by the property owners for primary parking prior to occupying
uncovered guest parking spaces.
Bo
A maintenance agreement shall be prepared requiring the property owners of the
attached rear units to equally share in the maintenance of the portion of the roof and
common wall that is shared between the units.
Soils Report: Provide a soils report prepared by a registered Geotechnical or Civil
Engineer prior to the issuance of building permits.
Title Report: Provide a current Preliminary Title Report prior to the issuance of building
permits.
Reciprocal Easements: Reciprocal easements shall be provided for ingress, egress, utilities,
and grading prior to the issuance of building permits.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District.
Site Plan: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a completed Site Plan in accordance with completeness comments by the
Public Works Department.
Planning Commission Resolution No. 3145
PD 97-03 - 760 Duncanville Court - Dr. Adham Aziz
Page 6
PASSED AND ADOPTED this 10~ day of February, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons,
Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
AB STAIN: Commissioners: None
Jones, Keams, Lindstrom,
Lowe,
APPROVED:
Dennis Lowe, Chair
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING
OF FEBRUARY 10, 1998
PD 97-03
Aziz, A.
Public hearing to consider the application of Dr. Adam Aziz for
approval of a Planned Development Permit (PD 97-03) to allow a
four unit townhome development on property located at 760
Duncanville Court in a PD (Planned Development) Zoning
District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a resolution, incorporating the attached findings, recommending that the City Council
APPROVE a Planned Development Permit, to allow the construction of four townhomes on the
subject property, subject to attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 Class 1, L (2) and Section 15315 Class 15
(Minor land divisions) of CEQA, therefore, no environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
Building Coverage:
Landscape Coverage:
Paving Coverage:
Floor Area Ratio (FAR):
.30 acres (13,020 square feet)
.24 acres (10,630 square feet)
38%
36%
26%
.64
General Plan:
Density Permitted:
Project Density:
Zoning:
High Density Residential
21-27 UPGA
14 units per gross acre
Planned Development
Unit Summary
Living Area:
Garage:
Total Area:
Unit A (2 Front Units)
1,315 s.f.
380 s.f.
1,695 s.f.
Unit B (2 Rear Units)
1,345 s.f.
380 s.f.
1,725 s.f.
Parking Required:
Parking Provided:
3.5 parking spaces per unit = 14 parking spaces
3.5 parking spaces per unit = 14 parking spaces
Surrounding Land Uses
North: Townhomes
South: Apartments
East: Fire Station
West: Townhomes
Staff Report - Planning Commission Meeting of February 10, 1998
PD 97-03 - 760 Ducanville Court
Page 2
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to allow
the construction of four townhomes on property located at 760 Duncanville Court. The dwellings are
proposed in a two-story format with attached garages and would share access from one driveway.
Background: The proposed application for a four unit townhome development was heard by the Planning
Commission on November 25, 1997. The property owners from the neighboring townhome
developments on Duncanville Court expressed concern regarding the parking that was proposed for the
project at 2.5 spaces per unit in-lieu of the standard parking ratio for townhomes of 3.5 spaces per unit.
The Planning Commission also expressed concern regarding the reduced parking requested. The
Planning Commission was not supportive of the proposed design due to the identical appearance of the
units which conveyed a "project" appearance. The Planning Commission agreed with the staff's
recommendation that the elevations should be revised to differentiate the units.
Consequently, the Planning Commission voted to continue the hearing to the meeting of January 13,
1997 and directed the applicant to revise the plans to meet the parking requirement of 3.5 parking spaces
per unit, and to vary the elevations of each of the units. The applicant requested two subsequent
continuances to complete revisions to the site plans, and to make changes to the elevations.
ANALYSIS
Unit Design: The proposed two-story residences utilize the same floor plan but have been re-designed
incorporating more traditional architectural features. The initial design has been simplified by
eliminating many of the large dormer and bay window elements which reduces the massing of the
buildings. Elevations feature visible front entries, divided light windows, shutters, mouldings, a belt
course defining the first and second floors, a composition shingled hip roof and stucco finish. The
entries of the two front units are oriented to Duncanville Court. The two units to the rear have been
revised to an attached format in order to accommodate the additional guest parking on-site. Staff finds
that the revisions to the units are sufficiently varied in accordance with the previous recommendations
by the Planning Commission to alter the elevations to avoid a "project" appearance to the development.
Site Plan: The site plan indicates two detached units at the front of the property, and common driveway
in the center of the parcel, and two attached units at the rear of the property. Parking is provided by
two car garages that are attached to the dwellings and six guest parking spaces located between the front
and rear units. The garages for the two front units are oriented away from Duncanville Court creating a
more traditional single family appearance to the units.
The building setbacks have been adjusted to accommodate the required parking. Front yard setback
have been reduced from 15 feet to approximately 12 feet. Side yard setbacks are a minimum of five feet.
Rear yards of the rear units range from five to 12 feet.
Open Space: The private yard areas range in area from 270 square feet to 385 square feet. The
conceptual landscape plan indicates a combination of ground cover, shrubs and trees through the project
site. One fir tree of significant size (24 inch diameter) will be retained with the proposed development
but is
Staff Report- Planning Commission Meeting of February 10, 1998
PD 97-03 - 760 Ducanville Court
Page 3
not indicated on the site plan. A Condition of Approval for the landscape plan requires the retention of
the fir tree.
Parking: The parking standard for townhome developments requires three and one-half parking spaces
per unit. The proposed project requires 14 parking spaces. The parking proposed for the project consists
of a two-car garage for each unit and six guest parking spaces for a total of 14 parking spaces. The
proposed parking meets the parking standard for townhome developments.
Compatibility: The proposed project has been revised to a more traditional residential appearance by
varying the elevations of the front units, and by utilizing more simplified design elements on the rear
units. Additionally, the required parking has been provided. Staff finds that the proposed project,
subject to the Condition of Approval, will be compatible with the existing neighborhood.
Site and Architectural Review Committee: The Site and Architectural Review Committee meeting was
held on January 27, 1998. The Committee was supportive of the revised proposal with the provision
that the total width of three guest parking spaces not exceed 24 feet in width (8 foot wide each) to
increase the landscape area in front of the rear units. The Committee requested that the applicant modify
the elevations per the design modifications presented by staff at the meeting.
To insure that the garages provide two useable parking spaces, the Committee indicated that the staircase
that projects into the garage should have a minimum overhead clearance of six feet eight inches (6 feet 8
inches). A condition of approval requiring the recommended clearance has been included.
Attachments:
1. Findings
2. Conditions of Approval
3. Exhibits
4. Planning Commission Minutes dated December 9, 1997
5. Planning Commission Staff Report dated December 9, 1997
6. Location Map
Prepared bY:.~ ~-~-~'z'*'~' ~'?-~'-C~'"C,
~"Gloria,,~l,.,/,,,..,.Sciara, Plan,~..~. ~
Approved by:~,~-~ vv .. ~
Sharon Fierro, Senior Planner
Attachment #1
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PD 97-03
SITE ADDRESS: 760 Ducanville Court
APPLICANT: Adam Aziz
P.C. MEETING: February 10, 1998
Findings for the Planning Commission to recommend that the City Council Approve of a Planned
Development Permit to allow the construction of four dwellings.
The Planning Commission finds as follows with regard to File No. PD 97-03:
1. The development of the proposed project will result in a density of 14 dwelling units per
gross acre which is consistent with the General Plan density of 21 to 27 dwelling units per
gross acre for the subject property.
2. The project site is proposed at a two-story format and maintains a traditional residential
appearance consistent with recent developments within the Union Avenue area.
3. The units feature simplified and traditional design elements such as visible front entries,
smaller dormer and bay windows, mouldings, shutters, a composition shingle hip roof and
stucco exterior.
4. The front elevations of the units have been revised to differentiate their appearance.
5. The site plan indicates a total of 14 parking spaces and is consistent with the parking
requirement for townhome developments.
6. The floor area ratio (FAR) of the proposed project is .64.
7. The proposed project provides useable private open space and adequate on-site landscaping
comprising 36% of the net site area.
Based upon the foregoing findings of fact, the Planning Commission finds and concludes that:
1. The proposed development and uses are compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
2. The proposed development is consistent with the Zoning Ordinance.
3. The proposed development will result in a more desirable environment and use of land than
would be possible under any other zoning classification.
4. The proposed development will not result in more residential units than would be allowed
by other residential zoning districts which are consistent with the general plan designation
of the property.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
SITE ADDRESS: 760 Ducanville Court
APPLICANT: Adam Aziz
P.C. MEETING: February 10, 1998
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 for a Planned Development Permit to construct
four (4) residential units located at 760 Ducanville Court. Project approval shall
substantially comply with the project plans prepared by Jarrall LaGuisa, stamp dated
February 4, 1998 except as modified by the Conditions of Approval herein.
Revised Floor Plan: Prior to the issuance of building permits, the applicant shall revise the
floor plans and structural plans reflecting a minimum six foot, eight inch (6 foot, 8 inch)
clearance from the floor of the garage to the under side of the staircase projecting into the
garage for each of the four units.
Materials Board: The applicant shall submit color and materials samples and brochures (if
materials are not available) indicating all materials used on the exterior of the buildings,
including window style (actual divided light windows required) for review and approval by
the Community Development Director prior to issuance of building permits for the project.
Landscaping Plan: The applicant shall submit a landscaping and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of
building permits for the project. The plans shall address the following:
A. The plans shall be consistent with the City's Water Efficient Landscape Guidelines
(WELS).
B. Retention of the 24 inch diameter fir tree along the frontage of the property.
C. A tree protection plan prepared by a certified arborist consistent with WELS which
shows how the fir tree will be protected prior to and during construction.
D. Replacement of a proposed berm at the frontage of the property with sod.
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
Page 2
Parcel Map: The Planned Development Permit approval is contingent upon approval of a
parcel map subdividing the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
Park Impact F~: The applicant shall be required to pay a Park Impact Fee of $5,635 for
each new dwelling unit prior to issuance of a certificate of building occupancy for each
unit. Seventy five percent (75%) of the park impact fee is due and payable prior to the
recordation of the final map creating four lots on the subject property.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code. A fencing plan must be provided for review and approval by
the Community Development Director prior to the issuance of building permits.
o
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).
Parking and Driveways: All parking areas and driveways shall be developed in
compliance with the standards in Chapter 21.50 of the Campbell Municipal Code.
10. Building Division: The Building Division requires the following:
A. Comply with current State and local ordinances and regulations.
Provide information as directed by the Building Official regarding pad certification
(elevation and location) and compaction test (for slab foundation) prior to foundation
inspection.
Provide grading and drainage plans prepared by a licensed engineer in conformance
with the City's standards at the time of building permit submittal. An as-built grading
and drainage inspection and report shall be signed and stamped by a licensed engineer
and provided to the Building Official prior to final inspection.
PUBLIC WORKS DEPARTMENT
11. Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
A. Removal of existing driveway approach and construction of new driveway approach.
B. Construction of new curb and gutter along the complete project frontage.
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
Page 3
12.
13.
14.
15.
16.
C. Construction of new separated five-foot sidewalk.
D. Installation of new public street light in accordance with the City's street lighting policy
as determined by the City Engineer.
E. Installation of street trees at about 40 feet on center including irrigation.
F. New improvements shall conform to existing improvements.
G. Installation of 1 ~A inches of asphalt concrete overlay to the centerline of the street, plus
conforms, as determined by the City Engineer.
H. Installation of existing and proposed water meters and sewer cleanouts on private
property shall be located behind the public right-of-way line.
Street Improvement Agreement: Execute a street improvement agreement and post
security for faithful performance and labor and materials to guarantee the installation of the
required street improvements in the public right-of-way prior to the issuance of building
permits.
Completion of Public Street Improvements: Prior to issuance of occupancy approval for
the site, all public street improvements required by the encroachment permit must be
completed and accepted by the City and the applicant must provide the one-year
maintenance security for 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits
for the site, the applicant shall conduct hydrology studies, as necessary, prepare an
engineered 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 drainage study shall be based upon a 10-year storm
frequency.
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 of $2,250 per acre or $542.
Underground 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 company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The Plan shall minimize the damage to all public
facilities.
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
Page 4
17.
18.
19.
20.
21.
22.
23.
Tentative Tract or Parcel Map: Submit a tentative tract or parcel map application, as
appropriate, for review by the City prior to the issuance of building permits. The
application processing fee is $3,225 for a tentative tract map and $2,150 for a tentative
parcel map.
CC & Rs for Tentative Tract or Parcel Map: Prior to the approval of a tentative tract or
parcel map application by the City allowing the subdivision of property located at 760
Duncanville Court, the CC & Rs shall be recorded against all properties within the subject
development shall include and contain provisions to enforce the following (Planning):
A. The garages shall maintain two useable parking spaces for vehicle parking at all times
and shall be utilized by the property owners for primary parking prior to occupying
uncovered guest parking spaces.
Bo
A maintenance agreement shall be prepared requiring the property owners of the
attached rear units to equally share in the maintenance of the portion of the roof and
common wall that is shared between the units.
Soils Report: Provide a soils report prepared by a registered Geotechnical or Civil
Engineer prior to the issuance of building permits.
Title Report: Provide a current Preliminary Title Report prior to the issuance of building
permits.
Reciprocal Easements: Reciprocal easements shall be provided for ingress, egress, utilities,
and grading prior to the issuance of building permits.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District.
Site Plan: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a completed Site Plan in accordance with completeness comments by the
Public Works Department.
CITY OF CAMPBELL
Community Development Department · Current Planning
January 29, 1998
Dr. Adam Aziz
Terrace Homes
1 Almaden Boulevard, Suite 204
San Jose, CA 95113
Re: PD 97-03 - 760 Duncanville Court
Dear Dr. Aziz:
Please be advised that at its meeting of January 27, 1998, the Planning Commission
continued consideration of the above-referenced project to its meeting of February 10,
1998, at your request.
If you have any questions regarding the Commission's action, please do not hesitate to
contact the undersigned at (408) 866-2140.
Sincerely,
Gloria Sciara
Planner II
CC:
Mr. Jarrall C. LaGiusa (Architect)
220 Wright Brothers Avenue, #13
Livermore, CA 94550
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 - F^X 408.866.8381 - TDD 408.866.2790
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING
OF JANUARY 27, 1998
PD 97-03
Aziz, A.
Public hearing to consider the application of Dr. Adam Aziz for
approval of a Planned Development Permit (PD 97-03) to allow a
four unit detached townhome development on property located at
760 Duncanville Court in a PD (Planned Development) Zoning
District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Grant a CONTINUANCE of PD 97-03 to the Planning Commission meeting of February 10,
1998 to allow the applicant additional time to prepare revised plans and elevations.
BACKGROUND
The proposed application for a four unit townhome development was heard by the Planning
Commission on November 25, 1997. The application was continued to the meeting of January
13, 1997 to allow the applicant to revise the plans to meet the parking requirement of 3.5 parking
spaces per unit.
CURRENT STATUS
The applicants have not had an opportunity to complete revisions to the plans due to vacation
schedules. The revised plans will be submitted for consideration at the Planning Commission
meeting of February 10, 1998. Therefore, the applicant is requesting a continuance of the
application to the Planning Commission meeting of February 10, 1998.
Attachment
1. Location Map
~"~loria Sciara, Planner II
Approved by: _ '"3
Sharon Fierro, Senior Planner
CITY OF CAMPBELL
Community Development Department · Current Planning
January 20, 1998
Re: PD 97-03 - 760 Duncanville Court
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, January 27, 1998
Time: 6:15 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, February 10, 1998
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Gloria Sciara
Planner II
CC:
Dr. Adham Aziz (Applicant/Property Owner)
1 Almaden Boulevard
San Jose, CA 95113
Jarrall C. LaGiusa (Architect)
220 Wright Brothers Avenue, Suite B
Livermore, CA 94550
70 North First Street - Campbell, California 95OO8.1423 - T~L 408.866.2140 - Fax 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
January 8, 1998
Re: PD 97-03 - 760 Duncanville Court
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Thursday, January 15, 1998
Time: 5:15 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, January 27, 1998
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Gloria Sciara
Planner II
CC:
Dr. Adham Aziz/Terrace Homes (Property Owner/Applicant)
1 Almaden Boulevard, #204
San Jose, CA 95113
Jarrall C. LaGiusa (Architect)
220 Wright Brother's Avenue, #13
Livermore, CA 94550
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING
OF JANUARY 13, 1998
PD 97-03
Aziz, A.
Public hearing to consider the application of Dr. Adam Aziz for
approval of a Planned Development Permit (PD 97-03) to allow a
four unit detached townhome development on property located at
760 Duncanville Court in a PD (Planned Development)
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Grant a CONTINUANCE of PD 97-03 to the Planning Commission meeting of January 26, 1998
to allow the applicant additional time to prepare revised plans for the proposed development.
BACKGROUND
The proposed application for a four unit townhome development was heard by the Planning
Commission on November 25, 1997. Property owners from the neighboring townhome
developments spoke at the Planning Commission meeting expressing concerns regarding the
parking provided for the project. The project proposed 2.5 parking spaces per unit. The
standard parking ratio for townhomes is 3.5 parking spaces per unit. The Planning Commission
indicated that the proposed project should be revised to accommodate the required parking.
Therefore, the Planning Commission voted to continue consideration of the application to the
meeting of January 13, 1998.
CURRENT STATUS
The applicant has submitted a preliminary site plan indicating 3.5 parking spaces per unit.
However, the design of the rear townhomes was changed to an attached format, thereby
modifying the original design of the buildings. The applicant is requesting additional time to
complete the elevation changes to the revised plans and that the application be continued to the
Planning Commission meeting of January 26, 1998.
Attachment
1. Location Map
d~oria Sciara, Planner II
Approved by:, ~4,~ ~~-J~
Sharon Fierro, Senior Planner
Planning Commission Minutes of December 9~ 1997
Page 2
]'UBLIC HEARING
Chairwoman Keams read Agenda Item No. 1 into the record.
1. PD 9%03
Aziz, A.
Public Hearing to consider the application of Dr. Adham Aziz
for approval of a Planned Development Permit (PD 97-03) to
allow the construction of four town_homes on property located
at 760 Duneanville Court in a PD (Planned Development)
Zoning District. This project is Categorically Exempt.
Tentative City Council Meeting Date: January 6, 1998.
Ms. Gloria Sciara, Planner II, presented the staff report as follows:
· The applicant is seeking a Planned Development Permit to allow the consmaction of four
detached townhome units on Duncanville Court, located off of Union Avenue, south of
Campbell Avenue. A Fire station in located at the comer of this street.
· The project site is one-quarter of an acre.
· The General Plan allows this site to be developed at 21 to 27 units per gross acre. As
proposed this project is being developed at 14 units per acre.
· The proposed townhomes are two story with three bedrooms and three baths.
· Two units (Unit A) located at the front of the site, consist of 1,695 square feet of living space.
Two units (Unit B) located at the rear of the site, consist of 1,725 square feet of living space.
· Staff is supportive of this project but found that there was not enough differentiation in
architectural design for the units to create more individual appearances.
· The applicant has revised their project but staff recommends that the Commission adopt a
Condition of Approval requiring that the final elevations be forwarded back to staff for
approval by the Community Development Director with the cooperation of the Architectural
Advisor. The Commission may also decide to require the elevations be returned to the
Commission for final approval.
· Required parking for new single-family residences is 3.5 spaces. This project is proposed
with 2.5 spaces per unit. Each unit has a two-car garage and there would be two visitor
spaces on site.
· Staff finds that since the site is being developed at a lower density than is allowed, this
project can withstand the reduced parking.
· This project is compatible with the surrounding area.
· SARC has reviewed this project and will make its report.
Commissioner Lowe asked for clarification regarding the front elevations, expressing concern
about the offset front door which looks unbalanced.
Ms. Gloria Sciara responded that the features being looked at are the shape of the dormer and
roof with the idea of making the units look more individual rather than as part of a project
appearance.
Commissioner Gibbons asked about parking in the neighborhood.
Planning Commission Minutes of December 9, 1997
Page 3
Ms. Gloria Sciara replied that parking in the neighborhood is predominately on-site. There is
little on-street parking available.
Commissioner Jones presented the Site and Architectural Review Committee report as follows:
SARC met on November 25, 1997, and was supportive of the project subject to the revision
of the elevations to create more diversity of design.
Chairwoman Kearns opened the Public Hearing for Agenda Item No. 1.
Mr. Tod K. Johnson, Resident, 75 Union Avenue, Unit 4, Campbell:
· Stated that this project would be bad for the neighborhood where parking is already bad.
Advised that illegal parking is occurring every day on this street.
· Suggested that actually 4 spaces per unit are needed for residential uses. While his complex
was developed at 3.5 spaces per unit, it is not enough and parking problems exist at his
complex.
· Said that the small size of this proposed project is actually a problem as it makes the
proposed parking deficit worse. There is no law of averages in effect when there are only
four units.
Commissioner Lowe asked if children played in the cul-de-sac.
Mr. Tod Johnson replied that he is unaware whether they do as he is not at home during the
daytime.
Mr. John Driscoll, Resident, 716 Duncanville Court:
· Advised that there is a severe parking situation in the area that has so many townhomes in
small spaces.
· Currently some people park at the Pruneyard.
· Expressed surprise that there are not more local residents to protest additional development in
the neighborhood.
· Admitted that the quality of life is already compromised in this neighborhood.
Ms. Linda Karlson, Resident, 703 Duncanville Court:
· Stated that she would love to see townhouses in place of the house existing on the site.
· Said that she agrees with the problems expressed regarding parking in the existing area.
· Said that 3 spaces per unit would be more appropriate.
· Admitted that she does not see a problem with allowing parking on the street across fi.om the
Fire station and suggested that this area be made legal for parking.
· Said that there are not a lot of young children in the area but there are lots of adult children
moving back home with their cars which add to the parking shortages.
Said that she cannot minimize the impact of parking.
Suggested that evening parking be allowed in the Fire station parking lot which is vacant at
night.
Planning Commission Minutes of December 9, 1997
Pal~e 4
Commissioner Francois stated that it appears the parking problems are caused by the residents
themselves. Assured the audience that if there is a problem in fxont of the Fire station, the Police
would be called. Stated that the garages have to be dedicated to the parking of cars.
Ms. Linda Karlson:
· Advised that one tenant in her complex is using her garage to house a pool table.
· Again mentioned the available parking space at the Fire station.
· Suggested taking away the private yards in order to create more parking spaces.
Mr. Steve Gaskill, Resident, 718 Duncanville Court:
· Said that he shared the concerns and backed up the comments made by the other residents of
his neighborhood.
· Advised that his complex provides 2.5 spaces per unit which is insufficient.
Mr. Jerry LaGiusa, Project Designer:
· Stated that he has worked with staffon this project.
· The original project consisted of five attached units which was reduced to 4 units at staff's
recommendation.
· Advised that he can reattach the units to flee up space but staffdid not like that plan.
· Advised that they need to build four units to make the project economically feasible.
· Questioned why this applicant should be penalized for problems that oecun'ed with other
developments that are not enforcing the use of their garages for the intended purpose of
parking cars.
· Stated that they have cut the density and reduced the height of their proposed buildings to
satisfy staff.
Commissioner Gibbons advised that she is aware that the changes made were at staff's
recommendation. However, the need for 3.5 spaces per unit has validity. Everyone suffers with
the addition of more units. Asked about the stairs that intrude into the garage space thereby
making that portion of the garage inaccessible for larger vehicles.
Mr. Jerry LaGiusa replied that the height of the garage is 5 1/2 feet at its lowest. Advised that he
has built his unit already in Campbell off of Hamilton near San Tomas Expressway.
Commissioner Gibbons stated that the reduced height of this portion of the garage limits the use
of the garage. Expressed concern that there are not extra spaces on site.
Mr. Jerry LaGiusa said that they can reduce the envelope to create open space, parking and
driveway. Stated that the first design incorporated lower floor parking with a walk up to the
living space.
Commissioner Gibbons asked whether the 10 foot public service easement might be reduced.
Ms. Gloria Sciara replied that this is a typical reservation required by the Public Works
Department for potential street expansion, utilities, etc.
Planning Commission Minutes of December 9, 1997
Page 5
Mr. Jerry LaGiusa advised that this easement is the same as exists on all properties on the cul-de-
sac.
Commissioner Lowe suggested that this could create two additional spaces.
Mr. Jerry LaGiusa advised that there is a 15-foot setback from the property line to the building.
Mr. Steve Piasecki advised that the back units could be reconfigured to create more parking.
Commissioner Meycr-K~rmedy asked how many more spaces are required to meet the 3.5
parking requirement per unit.
Ms. Gloria Sciara replied that four more spaces are needed.
Mr. Steve Piasecki advised that this is an area that was built out earlier using lower parking
standards. This is an area-wide problem.
Commissioner Gibbons asked if the 15-foot setback was required.
Ms. Gloria Sciara replied that it is not required but is typically requested.
Commissioner Lowe stated that 2 more of the 4 rextuired spaces can be achieved by moving the
rear units.
Mr. Steve Piasecki advised that if the Commission wants to see the project redesigned to
incorporate more parking spaces, it may want to continue the project to allow the applicant the
opportunity to determine how best to re, configure the project.
Commissioner Gibbons asked the width of the paved textured areas.
Mr. Jerry LaGiusa answered five feet.
Commissioner Gibbons suggested allowing parallel parking for guests in front of the garages.
Mr. Jerry LaGiusa answered that the space available could handle a small car such as a Geo but
not much more.
Commissioner Meyer-Kennedy asked whether a continuance is acceptable to the applicant.
Mr. Jerry LaGiusa asked what alternatives there are to a continuance.
Commissioner Lowe replied that the project could be forwarded to Council with a
recommendation for denial.
Ms. Linda Karlson again asked if the buildings could be moved to create more parking.
Planning Commission Minutes of December 9, 1997
Page 6
Mr. Jerry LaGiusa replied that maybe 3 more parking spaces can be created if the fi.om setback is
reduced and the rear units pushed back.
Mr. John Driscoll again stated that parking is in a pretty bad situation and reiterated his concern
about adding to the existing problem.
Chairwoman Kearns closed the Public Hearing for Agenda Item No. 1.
Commissioner Meyer-Kennedy advised that it is important to see if 3.5 spaces per unit can be
achieved and suggested a continuance.
Commissioner Lowe agreed.
Chairwoman Kearns also agreed and said that it sounds as if there is a big problem in the area.
Commissioner Lindstrom stated that he feels bad for the applicant and suggested that the
buildings be attached if necessary.
Commissioner Lowe stated that the applicant was agreeable.
Commissioner Gibbons suggested that the Commission say what is acceptable. She stated that
she could support the attached buildings but prefers that they not be attached. She would rather
see a reduced setback. Said that 4 more parking spaces should be achieved.
Commissioner Lindstrom stated that he would like to see 4 more spaces but could support 3
additional spaces. Asked the applicant to try to achieve this parking.
Commissioner Francois stated that even 10 more spaces will not solve the problems in the area.
Wondered if the waiver of the Public Services Easement is possible.
Mr. Steve Piasecki advised that this could be evaluated. He is unsure why the easement is
required. It may be possible to allow parking on the easement but it is doubtful that the building
could encroach.
Commissioner Jones stated that the parking requirement for 3.5 spaces per unit should be met
especially since there are no parking options on the cul-de-sac.
Commissioner Lowe stated that this applicant is paying for previous sins.
Commissioner Jones stated that 3.5 spaces is current zoning.
Mr. Steve Piasecki advised that with the Planned Development Zoning, this requirement can
vary.
Commissioner Jones suggested that the Commission should not make problems in the area
worse.
Planning Commission Minutes of December 9, 1997
Page 7
Commissioner Meyer-Kennedy stated that the 3.5 spaces per unit is important. As has been
demonstrated by those in attendance this evening, even when developed at 3.5 spaces, parking is
still deficient.
Mr. Steve Piasecki advised that the Commission has provided valuable direction. The applicant
can work with staffto redesign the site to accommodate 4 more spaces to meet the 3.5 spaces per
unit requirement for residential development.
Chairwoman Kearns reopened Public Heating No. 1.
Ms. Linda Karlson asked that additional public street parking be considered. Suggested that
some of the "no parking" signs across from the Fire station be removed.
Mr. Tod Johnson said that nose in parking and illegal parking across the street from the Fire
station is already occurring. Therefore, making this type of parking legal will do little to add to
the available parking.
Commissioner Lindstrom advised Mr. Johnson that the role of the Commission is to consider
what happens on-site. Issues that pertain to parking on the street need to be considered by the
Public Works Department.
Mr. Steve Piasecki advised that staffwill broach this subject with the Public Works Department.
City Attomey William Seligmann advised Chairwoman Keams to leave the Public Hearing open
if the Commision intends to continue this item to the January 13, 1998, meeting.
Motion:
Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner
Lowe, the Planning Commission unanimously voted to continue
consideration of PD 97-02 to the Planning Commission meeting of January
13, 1998, to allow the applicant an opportunity to reach the required parking
provision of 3.5 spaces per unit. (7-0)
Chairwoman Kearns read Agenda Item No. 2 into the record.
2. Election of 1998 Chair and Vice Chair.
Motion:
Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner
Gibbons, the Planning Commission unanimously voted to elect
Commissioner Dennis Lowe as the 1998 Chair of the Planning Commission.
(7-o)
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING
OF DECEMBER 9, 1997
PD 97-03
Aziz, A.
Public Hearing to consider the application of Dr. Adam Aziz for approval of
a Planned Development Permit (PD 97-03) to allow a four unit detached
townhome development on property located at 760 Ducanville Court in a
PD (Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, recommending that the City Council
APPROVE a Planned Development Permit to allow the construction of four detached
townhomes on the subject property, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 Class 1, L (2) and Section 15315 Class
15 (Minor land divisions) of CEQA, therefore, no environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
Building Coverage:
Landscape Coverage:
Paving Coverage:
Floor Area Ratio (FAR):
.30 acres (13,020 square feet)
.24 acres (10,630 square feet)
38%
41%
21%
.64
Unit Summary
Living Area:
Garage:
Total Area:
UnitA(2FrontUnits)
1,315s.£
380s.£
1,695s.£
Unit B (2 Rear Units)
1,345 s.f.
380 s.f.
1,725 s.f.
Parking Required:
Parking Provided:
3.5 parking spaces per unit = 14 parking spaces
2.5 parking spaces per unit = 10 parking spaces
Surrounding Land Uses
North: Townhomes
South: Apartments
East: Fire Station
West: Townhomes
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of four detached townhomes on property located at 760 Dueanville Court.
The dwellings are proposed in a two-story format with attached garages and would share access
from one driveway.
Staff Report - Planning Commission Meeting of December 9, 1997
PD 97-03 - 760 Ducanville Court
Page 2
Background of Project Area: The subject property is located off of Union Avenue, south of
Campbell Avenue, and is developed with one single family residence that will be removed to
accommodate the proposed project. The surrounding neighborhood on Duncanville Court and
Union Avenue is primarily developed with high density residential.
ANALYSIS
General Plan Designation: The General Plan Land Use designation for the site is High Density
Residential that allows 21 to 27 UPGA (units per gross acre). The proposed four unit project
would be developed at a density of 14 units per gross acre and is consistent with the land use
designation of the General Plan.
Zoning Designation: The project site is zoned Planned Development (PD). The Zoning
Ordinance requires that a Planned Development Permit be approved by the City Council to allow
construction of the project. Subject to approval of the Planned Development Permit, the project
is consistent with the zoning for this property.
Unit Design: The four proposed units are two-story residences designed with a traditional
architectural style that utilizes the same floor plans and similar elevations. Elevations feature
recessed entries, dormer and bay window elements, a belt course between the first and second
floors, a composition shingled hip roof and stucco finish. The entries of the two front units are
oriented to Duncanville Court. Surface articulation is achieved by featuring changes in wall
planes including cantilevered portions and varying heights of the roof lines.
The project has three different fi'ont elevations. However, the two street facing units were
identical (one unit was a reverse plan but identical in other respects). Staff and the Site and
Architectural Review Committee expressed concern to the applicant regarding the identical
appearance of those units. The architect submitted revised plans which illustrate minor changes
in the doorway arch and in the trim over the second floor window.
Staff believes that the changes in the front elevations are so subtle that the difference between the
units is not obvious and will result in a cookie cutter appearance. Identical elevations will give
the development a "project" appearance and could be avoided by utilizing some of the
architectural features of the rear units. Staff has incorporated a Condition of Approval requiring
the applicant to further revise the elevations and to return to the Site and Architectural Review
Committee for review.
Site Plan: The site plan indicates four detached units utilizing a common driveway in the center
of the parcel. The garages for the two front units are oriented away from Duncanville Court
creating a more traditional single family appearance to the units. Two guest parking spaces are
situated between the units 1 and 2 along the east side of the property. Decorative pavement
treatment is featured at the driveway entrance and in front of each garage. The front residences
Staff Report - Planning Commission Meeting of December 9, 1997
PD 97-03 - 760 Ducanville Court
Page 3
maintains a 15-foot front yard setback. Side yard setbacks are a minimum of five feet. Rear
yards range from five feet to 17 feet.
Open Space: The private yard areas range in area from 270 square feet to 703 square feet with the
larger yards featured on the rear units. The conceptual landscape plan indicates a combination of
ground cover, shrubs and trees through the project site. One tree of significant size (24" diameter
fir) will be retained with the proposed development but is not indicated on the site plan. A
Condition of Approval for the landscape plan requires the retention of the fir tree.
Parking: The parking standard for townhome developments requires three and one-half parking
spaces per unit. The proposed project would therefore require 14 parking spaces. Proposed
parking consists of a two-car garage for each unit and two guest parking spaces for a total of 10
parking spaces. Due to the size of the property, the development would have to be designed in a
three-story format with ground level parking in order to accommodate the required parking. To
reduce the massing of the buildings, staff directed the applicant to decrease the size of the
buildings, resulting in the placement of ground floor living space, in-lieu of additional parking
spaces. Staff is supportive of the project design and believes that the proposed project can be
adequately supported by the parking proposed.
Compatibility: The proposed project has been designed to reflect a more traditional single-family
appearance, consistent with recent developments on Union Avenue, by featuring visible front
entries, a detached format, useable private yards and a lower density development. However, the
lack of variation between the units does not enhance the development from a design standpoint.
Staff finds that the proposed project will be compatible with the existing neighborhood, subject
to the Condition of Approval requiring additional variation of the front units.
Site and Architectural Review Committee: The Site and Architectural Review Committee
meeting was held on November 26, 1997. The Committee was supportive of the application,
subject to the revision of elevations as recommended by staff to alter the appearance of the
facade achieve a more individual appearance for each of the units.
Attachments:
1. Findings
2. Conditions of Approval
3. Exhibits
4. Location Map ~
Prepared by: ~Z'h)X t '~
GlOria S~ia~afPl[n~er II c~
Sharon Fierro, Senior Planner
Attachment #1
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PD 97-03
SITE ADDRESS: 760 Dueanville Court
APPLICANT: Adam Aziz
P.C. MEETING: December 9, 1997
Findings for the Planning Commission to recommend that the City Council Approve of a
Planned Development Permit to allow the construction of four dwellings.
The Planning Commission finds as follows with regard to File No. PD 97-03:
1. The development of the proposed project will result in a density of 14 dwelling units per
gross acre which is consistent with the General Plan density of 21 to 27 dwelling units per
gross acre for the subject property.
2. The project site is proposed at a two-story format to create a more traditional single-family
appearance consistent with recent developments within the Union Avenue area.
3. The units feature traditional design elements such dormer and bay windows, cantilevered
wall lines, a composition shingle hip roof and stucco exterior.
4. The units utilize the same floor plans on all four units and maintain a similar appearance on
the elevations.
5. Subject to the Condition of Approval requiring substantial variation to the front elevation
for each of the four units, the proposed project will improve the surrounding area.
6. The floor area ratio (FAR) of the proposed project is .64.
7. The proposed project has a deficit of one parking space per unit but can be adequately
supported by the 10 parking spaces provided for the proposed four-unit development.
8. The proposed project provides useable private open space and adequate on-site landscaping
comprising 41% of the net site area.
Based upon the foregoing findings of fact, the Planning Commission finds and concludes that:
1. The proposed development and uses are compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
2. The proposed development is consistent with the Zoning Ordinance.
3. The proposed development will result in a more desirable environment and use of land than
would be possible under any other zoning classification.
FINDINGS RECOMMENDING APPROVAL OF FILE NO. I'D 97-03
Page 2
The proposed development will not result in more residential units than would be allowed
by other residential zoning districts which are consistent with the general plan designation
of the property.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
SITE ADDRESS: 760 Ducanville Court
APPLICANT: Adam Aziz
P.C. MEETING: December 9, 1997
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 for a Planned Development Permit to construct
four (4) residential units located at 760 Ducanville Court. Project approval shall
substantially comply with the project plans prepared by Jarrall LaGuisa, dated December 3,
1997, except as modified by the Conditions of Approval herein.
Revised Elevations: The applicant shall continue to work with staff to revise the plans
indicating significantly varied front elevation for each of the four units. Significantly
varied elevations shall mean substantial changes in the shape, mass roof line, front entry
treatment, window style and materials. Revised plans shall be submitted for review and
approval by the Community Development Director, upon recommendation of the
Architectural Advisor, prior to issuance of building permits for the project.
o
Materials Board: The applicant shall submit color and materials samples and brochures (if
materials are not available) indicating all materials used on the exterior of the buildings,
including window style (actual divided light windows required) for review and approval by
the Community Development Director prior to issuance of building permits for the project.
Landscaping Plan: The applicant shall submit a landscaping and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of
building permits for the project. The plans shall address the following:
A. The plans shall be consistent with the City's Water Efficient Landscape Guidelines
(W~LS).
B. Retention of the 24" diameter fir tree along the frontage of the property.
C. A tree protection plan prepared by a certified arborist consistent with WELS which
shows how the fir tree will be protected prior to and during construction.
D. Replacement of the berms at the frontage of the property with sod.
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
Page 2
Parcel Map: The Planned Development Permit approval is contingent upon approval of a
parcel map subdividing the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $5,635 for
each new dwelling unit prior to issuance of a certificate of building occupancy for each
unit. Seventy five percent (75%) of the park impact fee is due and payable prior to the
recordation of the final map creating four lots on the subject property.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code. A fencing plan must be provided for review and approval by
the Community Development Director prior to the issuance of building permits.
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).
Parking and Drivewsys: All parking areas and driveways shall be developed in
compliance with the standards in Chapter 21.50 of the Campbell Municipal Code.
10. Building Division: The Building Division requires the following:
A. Comply with current State and local ordinances and regulations.
Provide information as directed by the Building Official regarding pad certification
(elevation and location) and compaction test (for slab foundation) prior to foundation
inspection.
Provide grading and drainage plans prepared by a licensed engineer in conformance
with the City's standards at the time of building permit submittal. An as-built grading
and drainage inspection and report shall be signed and stamped by a licensed engineer
and provided to the Building Official prior to final inspection.
PUBLIC WORKS DEPARTMENT
11. Standard Street Improvement,: Prior to issuance of any building permits for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
A. Removal of existing driveway approach and construction of new driveway approach.
B. Construction of new curb and gutter along the complete project frontage.
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
Page 3
12.
13.
14.
15.
16.
C. Construction of new separated five-foot sidewalk.
D. Installation of new public street light in accordance with the City's street lighting
policy as determined by the City Engineer.
E. Installation of street trees at about 40 feet on center including irrigation.
F. Conform to existing improvements.
G. Installation of 1 ½ inches of asphalt concrete overlay to centerline of street, plus
conforms, as determined by the City Engineer.
H. Install existing and proposed water meters and sewer cleanouts on private property
behind the public right-of-way line.
Street Improvement Agreement: Execute a street improvement agreement and post
security for faithful performance and labor and materials to guarantee the installation of the
required street improvements in the public right-of-way.
Completion of Public Street Improvements: Prior to issuance of occupancy approval for
the site, all public street improvements required by the encroachment permit must be
completed and accepted by the City and the applicant must provide the one-year
maintenance security for 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits
for the site, the applicant shall conduct hydrology studies, as necessary, prepare an
engineered 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 drainage study shall be based upon a 10-year storm
frequency.
Storm Drain Area Fee: Prior to issuance of any grading, drainage or building permits for
the site, the applicant shall pay the required the storm drain area fee of $2,250 per acre or
$542.
Underground 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 company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The Plan shall minimize the damage to all public
facilities.
CONDITIONS OF APPROVAL FOR FILE NO. PD 97-03
Page 4
17.
18.
19.
20.
21
22.
Tentative Tract or Parcel Map: The applicant shall submit a tentative tract or parcel map,
as appropriate, for review by the City. The application processing fee is $3,225 for a
tentative tract map and $2,150 for a tentative parcel map.
Soils Report: Provide a soils report prepared by a registered Geotechnical or Civil
Engineer.
Title Report: Provide a current Preliminary Title Report.
Reciprocal Easements: Reciprocal easements shall be provided for ingress, egress, utilities,
and grading.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District.
Site Plan: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a completed Site Plan in accordance with completeness comments by the
Public Works Department.
Planning Commission Minutes of January 13, 1998
COMMUNICATIONS.
1. Information regarding Agenda Item No. 3.
Page 2
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements.
ORAL REQUESTS
There were no oral requests.
PUBLIC HEARING
Chairman Lowe read Agenda Item No. 1 into the record.
1. PD 97-03
Aziz, A.
Continued Public Heating to consider the application of Dr.
Adham Aziz for approval of a Planned Development Permit
(PD 97-03) to allow the construction of four townhomes on
property located at 760 Duncanville Court in a PD (Planned
Development) Zoning District. This project is Categorically
Exempt. Tentative City Council Meeting Date: February 3,
1998.
Chairman Lowe advised the Commission that the applicant has requested an extension.
Mr. Steve Piasecki, Community Development Director, confirmed that the applicant is seeking a
two-week continuance in order to develop revised site plans as a result of the SARC meeting.
Chairman Lowe opened the Public Heating for Agenda Item No. 1.
There was no one present who wished to address Agenda Item No. 1.
Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner
Kearns, the Planning Commission voted to continue consideration of PD 97-
03 to the Planning Commission meeting of January 27, 1998, to allow the
applicant time to prepare revised plans. (4-0-3; Commissioners Jones,
Lindstrom and Gibbons were absent.)
Chairman Lowe read Agenda Item No. 2 into the record.
CITY OF CAMPBELL
Community Development Department - Current Planning
November 26, 1997
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, December 9, 1997, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Dr. Adham Aziz for approval of a Planned Development
Permit (PD 97-03) to allow the construction of four townhomes on property located at
760 Duncanville Court in a PD (Planned Development) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Hearing described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Hearing. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PD 97-03
Address: 760 Duncanville
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FaX 408.866.8381 - TDD 408.866.2790
October 23, 1997
CITY OF CAMPBELL
City Clerk's Office
NOV O 7 1997
CITY CLERK'S OFFICE
Adham Nabil Aziz
1699 Massidda Court
San Jose, CA 95118
Re:
Check# : 1135
Dated : October 17, 1997
Amount : $3225.00
Service Charge : $ 20.00
Total Due : $3245.00
Account # : 4660
Dear Mr. Aziz:
Please be advised that your check has been returned by the bank. In addition to the
amount of the check, you are required to pay a $20.00 service charge.
Pursuant to Administrative Policy #94-11, you are required to submit money due in the
form of cash, cashier's check or money order. Your check will not be re-deposited. This
amount is to be submitted to the City Clerk, fifteen (15) days from the date of this letter,
on or before November 7, 1997.
If payment is not received by the deadline, your account will be turned over to a
collection agency.
Should you have any questions, please do not hesitate to contact the City Clerk's Office
at (408) 866-2117.
Sincerely,
City Clerk
cc:
1135
~i-35/1210
70 North First Street - Cam