PC Res 2881RESOLUTION NO. 2881
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A PLANNED
DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF
12 TOWNHOMES ON PROPERTY LOCATED AT 132 & 146
REDDING ROAD IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT. FILE NO. PD 93-02.
After notification and public hearing as specified by law on the application of
Mr. Steve Saray for approval of a Planned Development Permit to allow the
construction of 12 townhomes on property located at 132 & 146 Redding Road
in a PD (Planned Development) Zoning District, as per the application filed in
the Planning Department on July 26, 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 93-02:
The proposed Planned Development Permit is consistent with the Land
Use Element of the General Plan.
The proposed density of 11 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.
o
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 would result in a more
desirable environment and use of land than would be possible under
any other zoning classification.
o
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. 2881
PD 93-02 - 132 & 146 Redding Road
Adopted on October 12, 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 to construct a 12 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)
A. Site plan prepared by SarayCo Group, stamped received October 15,
1992. (Planning)
B. Building elevations and floor plans prepared by SarayCo Group,
stamped received July 12, 1993. (Planning)
2. Public Occupancy: Building occupancy will not be allowed until public
improvements are installed. (Public Works)
3. Lands~: Submit a landscape and irrigation plan for approval by the
Site and Architectural Review Committee prior to issuance of building
permits addressing the following:
A. Tree protection plan for retained pine trees and provision of larger
24" box trees along the entry drive and Unit 12 relocation in the
event the pine trees are removed.
B. Preparation plan pursuant to standards of (WELS) policy.
C. Provide private patio adjacent to Unit 4.
D. Landscape Plan to address project phasing and shall require
Resolution No. 2881
PD 93-02 - 132 & 146 Redding Road
Adopted on October 12, 1993
Page 3
retention of existing trees in area shown as Phase II until construction of
this portion of the project. Phase II area to remain clear of construction
materials/debris and weeds.
Parking and Driveways: All parking and driveway areas to be developed
in compliance with Chapter 21.50 of the Campbell Municipal Code.
(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)
PROPERTY MANAGEMENT/UTILITIES
6. 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 Planning Director. (Planning)
o
Utility Connections: Plans submitted to the Building Division for plan
check shall indicate clearly 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)
10.
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. Section 11.201 & 11.414,
1985 Ed. Uniform Fire Code. (Fire)
11. Garbage Collection: Ordinance No. 782 of the Campbell Munidpal Code
stipulates that any contract for the collection and disposal of refuse,
Resolution No. 2881
PD 93-02 - 132 & 146 Redding Road
Adopted on October 12, 1993
Page 4
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)
FIRE DEPARTMENT
12. Provide one on-site fire hydrant.
13. All driveways shall be marked and posted to prohibit parking, except in
designated spaces shown.
14. Fire sprinkler protection is required, unless all units meet occupancy
requirements for Group R, Division 3 Occupancy.
BUILDING DIVISION
15. 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.)
16. Either Architect's or Engineer's stamps and wet signatures are required
on all sheets.
PUBLIC WORKS DEPARTMENT
17. Show the distance from the front property line to the roadway centerline
on the site plan.
18. Process and file a subdivision map.
19. Pay storm drain area fee of $2,025.38.
20. Submit three copies of grading and drainage plan for review by the City
Engineer.
21. Install street improvements of Redding Road as directed by the City
Engineer.
22. Obtain an excavation permit, pay fees, and post surety for all work
within the public right-of-way.
Resolution No. 2881
PD 93-02 - 132 & 146 Redding Road
Adopted on October 12, 1993
Page 5
23. Park Impact Fee: Applicant to pay Park Impact In-Lieu Fee at time of
building permits per Ordinance 1836.
PLANNING DEPARTMENT
24. Applicant to submit revised elevations addressing a simpler garage trim
detail and a modification to the smaller porch/entry detail for approval
of the Community Development Director upon recommendation of the
Architectural Advisor.
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 12th day of October, 1993, by the following roll
call vote:
AYES: Commissioners: /kine, Akridge, Lindstrom, Perrine, Meyer-
Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
I. ne, Chair
Ste~e Piasec~ki, ~S~cretary