PC Res 2666RESOLUTION NO. 2666
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL APPLICATION ALLOWING THE
CONSTRUCTION OF FOUR SINGLE-FAMILY RESIDENCES ON
PROPERTY KNOWN AS 1420 AND 1422 HARRIET AVENUE IN A
R-l-9 (SINGLE-FAMILY RESIDENTIAL/LOW-DENSITY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF
MR. MICHAEL ABDOLLAHI - S 90-03.
After notification and public hearing as specified by law on the
application of Mr. Michael Abdollahi for approval of plans and
elevations to allow the construction of four single-family residences
on property known as 1420 and 1422 Harriet Avenue in an R-l-9
(Single-Family Residential/Low-Density Residential) Zoning District
Zoning District; and, after presentation by the Planning Director,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning
Commission did find as follows:
Scale: The proposed project is an appropriate scale in
relationship to the adjacent developed uses.
Design: The building is considered acceptable and interesting by
the Architectural Advisor.
Density: The project density of 4.0 per gross acre is consistent
with the General Plan designation of less than 4.5 units per
gross acres.
4. Parking: The parking provided exceeds the code requirements.
Design: The project is of high quality design and will be
aesthetically pleasing.
Landscaping: Substantial landscaping has been provided which
adds to the aesthetics of the project and a majority of existing
trees would be retained.
Based on the above findings, the Planning Commission does hereby
grant the requested development, subject to the following conditions:
1. Elevations/Site Plan: Revised elevations indicating refinement
of roof design for unit "C" to be submitted to the Planning
Department and approved by the Planning Director upon
recommendation of the Architectural Advisor prior to application
for a building permit.
Resolution No. 2666
Adopted by the Planning Commission on March 27, 1990
-2-
2. Fencings/Landscaping: Property to be fenced and landscaped as
indicated and/or added in red on the plans. Landscaping and
fencing shall be maintained in accordance with the approved
plans.
3. Landscaping/Irrigation: Landscaping plan indicating type and
size of plant material, and location of irrigation system to be
submitted to the Planning Department and approved by the Site and
Architectural Review Committee and/or Planning Commission prior
to issuance of a building permit. A tree protection plan
indicating protection and preservation of retained trees
submitted as a part of the landscape plan.
4. Fencing: Fencing plan indicating location and design details of
fencing to be submitted to the Planning Department and approved
by the Planning Director prior to issuance of a building permit.
5. Performance Bond - Landscaping, Fencing, Striping: Applicant to
either (1) post a faithful performance bond in the amount of
$4000 to insure landscaping, fencing, and striping of parking
areas within 3 months of completion of construction; or (2) file
written agreement to complete landscaping, fencing, and striping
of parking areas. Bond or agreement to be filed with the
Planning Department prior to application for a building permit.
6. Utility Boxes: Applicant to submit a plan to the Planning
Department, prior to installation of PG&E utility (transformer)
boxes, indicating the location of the boxes and screening (if
boxes are above ground) for approval of the Planning Director.
7. Building Occupancy: Building occupancy will not be allowed until
public improvements are installed.
8. Parking/Driveways: Ail 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.
9. Parking/Driveways: Ail 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.
10. Utilities: Underground utilities to be provided as required by
Section 20.36.150 of the Campbell Municipal Code.
11. Utilities: Plans submitted to the Building Department for plan
check shall indicate clearly the location of all connections for
underground utilities including water, sewer, electric, telephone
and television cables.
Resolution No. 2666
Adopted by the Planning Department on March 27, 1990
-3-
12. Garbaqe Collection: Ordinance No. 782 of the Campbell Municipal
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.
13. Handicapped Requirements: Applicant shall comply with all
appropriate State and City requirements for the handicapped.
14. Noise Levels: Noise levels for the interior of residential units
shall comply with minimum State (Title 25) and local standards as
indicated in the Noise Element of the Campbell General Plan.
15. Park Dedication Fee: Applicant is hereby notified that he will
be required to pay Park Dedication In-Lieu Fee which will be
assessed at the time the subdivision map is submitted.
16. Property Security: 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. Sect. 11.201 & 11.414, 1979 Ed.
Uniform Fire Code.
BUILDING DEPARTMENT
17. Retaininq Walls: Retaining walls at property lines are limited
to a height of 15 inches if constructed of wood.
PUBLIC WORKS DEPARTMENT
18. Dedicate the land for the southerly half of the cul-de-sac and to
widen Harriet Avenue to 30 feet from centerline.
19. Obtain a dedication from the adjacent parcel for the northerly
half of the cul-de-sac.
20. Install street improvements in the northerly half of the
cul-de-sac and Harriet Avenue.
21. Obtain approval of a name for the new cul-de-sac from the Civic
Improvement Commission and County Communications Departments.
22. File and process a parcel map.
23. Submit five copies of the on-site drainage plan for approval by
the City Engineer.
Resolution No. 2666
Adopted by the Planning Commission on March 27, 1990
t
24. Obtain an excavation permit, pay fees and post surety for all
work in the public right-of-way.
PLANNING COMMISSION
25. Prior to issuance of Building Permits, applicant to provide an
agreement in a form satisfactory to the City Attorney ensuring
the dedication and improvement of a full cul-de-sac including
portions of property to the north of this project prior to
occupancy of these residential units.
FIRE DEPARTMENT
26. A minimum clear width of 20 feet shall be maintained at all
times. "No Parking - Fire Lane" in the 28 foot paved area may be
applicable.
Section 21.42.100 of the Campbell Municipal Code provides that any
approval granted under this Section shall expire one year after the
date upon which such approval was granted, unless an extension or
reinstatement is approved.
Approval is effective ten days after decision of approval of the
Planning Commission, unless an appeal is filed.
PASSED AND ADOPTED this 27th day of March 1990, by the following roll
call vote:
AYES: Commissioners: Christ, Fox, Alne, Meyer, Olszewski,
Wilkinson, Perrine
NOES: Commissioners: None
ABSENT: Commissioners: None
ATTEST:
Steve Piasecki
Secretary
APPROVED:
Jay R. Perrine
Chairperson