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PC Res 2929RESOLUTION NO. 2929 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT ALLOWING THE CONSTRUCTION OF 11 TOWNHOMES ON PROPERTY LOCATED AT 234 REDDING ROAD. FILE NO. PD 94-01. After notification and public hearing as specified by law on the application of Mr. Mark Roberts, on behalf of R & Z Development, for approval of a Planned Development Permit allowing the construction of 11 townhomes on property located at 234 Redding Road, and, after presentation by the Planning Staff, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission finds as follows with regard to Application No. PD 94-01. 1. The proposed Planned Development Permit is consistent with the Land Use Element of the General Plan. The proposed density of 11.2 units per gross acre is consistent with the General Plan land use designation of 6-13 units per gross acre and is no greater than would be allowed in the R-M-S (Multiple Family Residential) Zoning District. The project massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of land than would be possible under any other zoning classification. 2. The development and uses are compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development will not be detrimental to the health, safety, or welfare of the neighborhood or the City as a whole. Resolution 2929 234 Redding Road -- PD 94-01 Adopted on August 23, 1994 Page 2 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. 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 which pertain to this development and are not herein specified. SITE AND BUILDING DESIGN 1. Approved Project: Approval is granted to construct a 11 unit townhome project. The building designs shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval. (Planning) Site plan prepared by G&G Design, dated July 18, 1994. (Planning) Public Occupancy.: Building occupancy will not be allowed until public improvements are installed and a Certificate of Occupancy is issued by the Building Division. (Public Works/Building) Landscaping: Applicant shall submit a landscape and irrigation plan for approval by the Site and Architectural Review Committee prior to issuance of building permits addressing the following: Preparation of landscape plan consistant with the Water Efficient Landscape Standards (WELS) policy. Tree Protection Plan: A tree protection plan will be enacted for all trees proposed to be retained on site. If designated trees are damaged or removed, applicant shall replace each tree damaged by two specimen trees to the satisfaction of the City of Campbell. (Community Development Department) Ce Landscape Bond or Agreement 4. Building Exterior Color Samples: Applicant shall submit exterior building color samples with application for building permits. (Planning/Building) 5. On-Site Lighting: All on-site lighting shall be shielded away from adjacent properties and directed on site. (Planning) Fences: Fencing plan indicating location and details of fencing to be approved by the Planning Department prior to issuance of a building permit. (Planning) Resolution 2929 234 Redding Road -- PD 94-01 Adopted on August 23, 1994 Page 3 o 10. 11. 12. 13. 14. 15. Public Improvements: Applicant shall install new traffic stop sign at the appropriate location as designated by the City's Traffic Engineer prior to issuance of Certificate of Occupancy and to modify driveway location per the recommendation of the City's Traffic Engineer. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan to the Planning Department, prior to the installation of PG&E utility (transformer) boxes and San Jose Water back-flow preventers, indicating the location of the boxes and screening (if boxes are above ground) for approval by the Community Development Director. (Planning) Utility Connections: Plans submitted to the Building Division for plan check shall indicate dearly the location of all connections for underground utilities including water, sewer, electric, telephone and television cables, etc. (Building) Utility Meters: One set of meters must be provided for each parcel per City Ordinance. (Building) Underground Utilities: Underground utilities to be provided as required by Section 20.36.150 of the Campbell Municipal Code. (Public Works) Property Maintenance: The applicant is hereby notified that 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. Garbage Collection: Ordinance No. 782 of the Campbell Munidpal Code stipulates that any contract for the collection and disposal of refuse, garbage, wet garbage and rubbish produced within the limits of the City of Campbell shall be made with Green Valley Disposal Company. This requirement applies to all single-family dwellings, multiple apartment units, to all commercial, business, industrial, manufacturing and construction establishments. (Fire) Parking and Driveways: All parking and driveway areas to be developed in compliance with Chapter 21.50 of the Campbell Munidpal Code. Fire Hydrant and Driveway Access: Provide on-site public fire hydrant. Hydrant shall flow a minimum of 1500 GMP at 20 psi residual. Driveways shall be able to support the load of a vehicle weighing 35,000 pounds gross Resolution 2929 234 Redding Road - PD 94-01 Adopted on August 23, 1994 Page 4 vehicle weight. 16. Fire Walls: Provide two (2) one-hour walls at all common property lines with a five (5) foot return at the roof without penetrations (skylights, fireplace flues, etc.). 17. Signatures: Either Architect's or Engineer's stamps and wet signatures are required on all sheets submitted for building permit plan check review. 18. Site Plan: Show the distance from the front property line to the roadway centerline on the site plan. 19 Street Improvements; Applicant to install standard street improvements across frontage of project site as directed by the City Engineer. 20. Park Impact Fee: Applicant to pay Park Impact In-Lieu Fee at time of building permits per Ordinance 1836. 21. Revised Elevations: Revised elevations should address the enlarged porches on Redding Road and building colors. PASSED AND ADOPTED this 23rd day of August, 1994, by the following roll call vote: AYES: NOES: ABSENT: Commissioners: Commissioners: Commissioners: Higgins, Kearns, Lindstrom, Lowe, Meyer- Kennedy, None Alne, Perrine Resolution 2929 234 Redding Road - PD 94-01 Adopted on August 23, 1994 Page 5 Exhibit A City of Campbell Standard Development Schedule 234 Redding Road PD 94-01 1. Construction to commence within one year of City Council approval. 2. Construction to be completed within one year of commencement.