PC Res 2850RESOLUTION NO. 2850
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A PLANNED
DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF
31 TOWNHOMES ON PROPERTY LOCATED AT 346 AND 356
UNION AVENUE IN A R-3-S (HIGH DENSITY RESIDENTIAL)
ZONING DISTRICT. FILE NO. PD 93-01
After notification and public hearing as specified by law on the application of
Mr. Chao Wu, on behalf of Chalet Woods, Inc., for approval of a Planned
Development Permit to allow the construction of 31 townhomes on property
located at 346 and 356 Union Avenue in a R-3-S (High Density Residential)
Zoning District, as per the application filed in the Planning Department on
March 3, 1993; and, after presentation by the City 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 93-01:
The project is well designed and provides substantial landscaping and
open space which enhances the project.
The project provides additional parking which exceeds the required
number of parking spaces for this development.
o
The project is developed at a lower density than is allowed under the
General Plan Land Use Element, and
°
The design incorporates the existing trees on-site and provides
additional common open space areas which enhances this project.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
°
The proposed development and uses clearly would result in a more
desirable environment and use of land than would be possible under
any other zoning classification.
The development and uses would be compatible with the General Plan
of the City and will aid in the harmonious development of the
immediate area.
Resolution No. 2850
PD 93-01 -- 346 and 356 Union Avenue -- C. Wu
Adopted on May 11, 1993
Page 2
3. The proposed development would 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 would not be detrimental to the health,
safety or welfare of the neighborhood or the City as a whole.
Approval is effective ten days after decision of the Planning Commission,
unless an appeal is filed. The applicant is notified as part of this application
that he is required to comply with the following Conditions of Approval:
SITE AND BUILDING DESIGN
1. Approved Project.: Approval is granted for a Planned Development
Permit to allow the construction of 31 townhomes. The project shall
substantially comply with the project plans prepared by STOA
International Inc., dated March 3, 1993, by the Planning Department,
except as modified by the Conditions of Approval herein.
Revised Site Plan and Elevations: Applicant to submit a revised site
plan and elevations indicating the following changes:
a) Alternating the building forms for the units along the
northern property line to break the continuous building facade.
b) Enhancement of the entryways.
c) Revise the location of the entryways to the two units along the
frontage orientation toward Union Avenue.
o
Revisions are subject to approval by the Planning Director upon
recommendation of the Architectural Advisor prior to issuance of
building permits. (Planning)
Fences: Submit a fencing plan indicating location and details of fencing
to be approved by the Planning Director, prior to issuance of building
permits. (Planning)
Structure Preservation:
a) The structure located at 356 Union Avenue shall be relocated and
preserved at another location within 45 days from the date of the
Planned Development approval.
b) Provide verification that the structure is being offered for sale or
transfer.
c) Demolition of the structure shall be granted by the Historic
Resolution No. 2850
PD 93-01 -- 346 and 356 Union Avenue -- C. Wu
Adopted on May 11, 1993
Page 3
Preservation Board within 45 days from the date of the Planned
Development approval, if the structure is not sold or tranferred.
STREET/SITE IMPROVEMENTS
5. Parking and Driveways: All parking and driveway areas to be developed
in compliance with Chapter 21.50 of the Campbell Municipal code. All
parking spaces to be provided with appropriate concrete curbs or bumper
guards. (Planning)
BUILDING DIVISION
6. Comply with all regulations as determined by the Building Official.
7. Obtain all necessary building permits and clearances.
FIRE DEPARTMENT
8. Fire Flow: Fire flow for the project will be 2500 GPM.
Sprinklering: The buildings shall be equipped with an approved
automatic residential fire sprinkler system as determined by the Fire
Marshal.
PUBLIC WORKS DEPARTMENT
10. Subdivision Map: Process and file a subdivision map.
11.
Street Improvement Fees: Reimburse the City $43,043.70 for street
improvements installed in Union Avenue with project 83-9 ($24,638.21
+ $18,405.49).
12. Encroachment Permit: Obtain an encroachment permit, pay fees and
post surety for all work in the public right-of-way.
13. Grading and Drainage Plan: Submit three copies of a grading and
drainage plan to the Building Division for review.
14. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior
to approval of the final subdivision map in the amount of $153,798.
15. Park Impact Fee: Applicant to pay a park impact fee of $51,266 prior to
final occupancy.
LANDSCAPING
16. Landscaping: Landscaping plan indicating type and size of plant
material, located irrigation system and tree protection details to be
Resolution No. 2850
PD 93-01 -- 346 and 356 Union Avenue -- C. Wu
Adopted .on May 11, 1993
Page 4
submitted to the Planning Department and approved by the Site and
Architectural Review Committee prior to issuance of a building permit.
(Planning)
17.
Performance Bond: Applicant to either (1) post a faithful performance
bond in the amount of $15,000 to ensure landscaping, fencing, and
striping of parking areas within 3 months of completion of construction;
or (2) file a written agreement to complete landscaping, fencing and
striping of parking areas. Bond or agreement to be filed prior to
application for a building permit. (Planning)
Further, the applicant is notified as part of this application that he is required
to comply with all applicable Codes and Ordinances for the City of Campbell
and the State of California which pertain to this development and are not
herein specified.
PASSED AND ADOPTED this 11th day of May, 1993, by the following roll call
vote:
AYES:
NOES:
ABSENT:
Stev~iasecki~ Secretary
Commissioners: Perrine, Akridge, Lindstrom, Meyer-Kennedy,
Alne
Commissioners: None
Commissioners: Fox, Wilkinson
I. Aln~rt~r~