PC Res 2541RESOLUTION NO. 2541
PLANNING CObiMISSION
BEING A RESOLUTION OF THE PI~kNNING COMMISSION
OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL
OF A PLANNED DEVELOPMENT PERMIT, PLANS,
ELEVATIONS, DEVELOPMENT SCHEDULE, AND CONDITIONS
OF APPROVAL TO ALLOW CONSTRUCTION OF 4 TOWNHOMES
ON PROPERTY KNOWN AS 175 SHELLEY AVE., APN 413-79-046,
IN A PD (PLANNED DEVELOPMENT/LOW-MEDIUM DENSITY
RESIDENTIAL ) ZONING DISTRICT (APPLICATION OF
MAISON CONSTRUCTION CO., PD 88-09).
After notification and public hearing as specified by law on the application of
Maison Construction Co. for approval of a Planned Development Permit, plans,
elevations, and development schedule to allow the construction of 4 townhomes
on property known as 175 Shelley Ave., APN 413-79-046, as per the application
filed in the Planning Department on May 12, 1988; 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:
1. The proposed project is an appropriate scale in relationship to the
adjacent developed uses.
2. The project is well designed and architecturally blends into the
neighborhood.
The project density of 11 units per gross acre is consistent with the
General Plan designation of Low-Medium Density Residential (6-13 units per
gross acre).
5. The parking provided meets the code requirements.
6. The project is designed to minimize infringement on neighboring properties.
It backs up to the detached garages of the adjacent townhome project.
7. The project is of a high quality design and will be aesthetically pleasing.
8. Substantial landscaping (32% of the site) has been provided which adds to
the aesthetics of the project.
The proposed development or uses clearly will result in a more desirable
environment and use of land than would be possible under any other zoning
classification.
10. The use will be compatible with the General Plan of the City of Campbell
and will aid in the harmonious development of the immediate area.
Based on the above findings, the Planning Commission recommends approval of the
plans, elevations, development schedule and conditions of approval as
presented, and further recommends that the City Council approve a Planned
Resolution No. 2541 -2- ZC 88-06/PD 88-09
Development Permit and enact the attached Ordinance adopting said plans,
elevations, development schedule, and conditions of approval for that portion
of the above-referenced Planned Development Zoning District.
PASSED AND ADOPTED this 12th day of July 1988 by the following roll call vote:
AYES:
NOES:
ABSENT:
Com~nissioners:
Commissioners:
Commissioners:
Kasolas, Stanton, Perrine, Olszewski,
Walker, Dickson, Christ
None
None
ATTEST:
Arthur A. Kee
Secretary
APPROVED:
Ronald W. Christ
Chairman
ORDINANCE NO.
BEING AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF CAMPBELL APPROVING A PLANNED
DEVELOPMENT PERMIT, PLANS, ELEVATIONS,
DEVELOPMENT SCHEDULE, AND CONDITIONS OF
APPROVAL TO ALLOW CONSTRUCTION OF
4 TOWNHOMES ON PROPERTY KNOWN AS
175 SHELLEY AVE., APN 413-79-046, IN A PD
(PLANNED DEVELOPMENT/LOW-MEDIUM DENSITY
RESIDENTIAL) ZONING DISTRICT. (APPLICATION OF
MAISON CONSTRUCTION CO., PD 88-09 ).
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That the Zoning Map of the City of Campbell is hereby changed
and amended on property known as 175 Shelley Ave., APN 413-79-046, by adopting
the attached Exhibit A entitled Plans and Elevations; Exhibit B entitled
Development Schedule; Exhibit C entitled Map of Said Property; and Exhibit D
entitled Conditions of Approval, as per the application of Maison Construction
Co. for plans, elevations, and development schedule to allow the construction
of 4 townhomes in a Planned Development Zoning District. Copies of said
Exhibits are on file in the Planning Department.
SECTION TWO: This Ordinance shall become effective 30 days following its
passage and adoption and shall be published once within 15 days upon passage
and adoption in the San Jose Mercury News, a newspaper of general circulation
in the City of Campbell, County of Santa Clara.
PASSED AND ADOPTED this
roll call vote:
day of , 19
, by the following
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ATTEST:
Barbara Olsasky, City Clerk
APPROVED:
Mayor
EXHIBIT B
STANDARD DEVELOPMENT SCHEDULE
FILE NO: ZC 88-06/PD 88-09
APPLICANT: MAISON CONSTRUCTION CO.
SITE ADDRESS: 175 SHELLEY AVE.
1. Construction to begin within one year of final approval.
2. Construction to be completed within one year of starting date.
NOTE: Above Development Schedule is a standard used by the Planning Department
when applicant has not submitted a schedule for his project.
CONDITIONS OF APPROVAL - FILE # ZC 88-06/PD 88-09
SITE ADDRESS: 175 SHELLEY AVE.
APPLICANT: MAISON CONSTRUCTION
PC MTG DATE: 7-12-88
EXHIBIT D
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 Laws of 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.
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.
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
Cox~ission prior to issuance of a building permit.
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.
Applicant to either (1) post a faithful performance bond in the amount of
$5,000.00 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.
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.
Applicant to submit a letter to the Planning Department, satisfactory to
the City Attorney, prior to application for building permit, limiting the
use of the property as follows:
7. Ail mechanical equipment on roofs and all utility meters to be screened as
approved by the Planning Director.
8. Building occupancy will not be allowed until public improvements are
installed.
Ail parking and driveway areas to be developed in compliance with Chapter
21.50 of the Campbell Municipal Code. Ail parking spaces to be provided
with appropriate concrete curbs or bumper guards.
10. Underground utilities to be provided as required by Section 20.36.150 of
the Campbell Municipal Code.
CONDITIONS OF APPROYa~ - FILE # ZC 88-06/PD 88-09
SITE ADDRESS: 175 SHELLEY AVE.
APPLICANT: MAISON CONSTRUCTION
PAGE 2.
11. 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, etc.
12. 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 con~nercial,
business, industrial, manufacturing, and construction establishments.
13. Trash container(s) of a size and quantity necessary to serve the
development shall be located in area(s) approved by the Fire Department.
Unless otherwise noted, enclosure(s) shall consist of a concrete floor
surrounded by a solid wall or fence and have self-closing doors of a size
specified by the Fire Department. Ail enclosures to be constructed at grade
level and have a level area adjacent to the trash enclosure area to service
these containers.
14. Applicant shall comply with all appropriate State and City requirements for
the handicapped.
15. 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.
16. 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.
17. 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. Ail 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
18. Retaining walls at property lines are limited to a height of 15 inches if
constructed of wood.
19. Parapets are required at all property lines. Alternates can be discussed
when construction plasn are submitted.
PUBLIC WORKS DEPARTMENT
20. File and process a parcel map.
21. Dedicate right-of-way to widen Shelley Ave. to 30 feet from center line.
22. Install street improvements across the frontage.
CONDITIONS OF APPRO¥a~ - FILE # ZC 88-06/PD 88-09
SITE ADDRESS: 175 SHELLEY AVE.
APPLICANT: MAISON CONSTRUCTION
PAGE 3.
23. Obtain an excavation permit, pay fees and post surety for all work in the
right-of-way.
24. Pay storm drain area fee of $633.00.
25. Submit three sets of grading and drainage plans for review by the City
Engineer.
FIRE DEPARTMENT
26. Maintain 13' 6" vertical clearance for the 20-foot wide driveway.
27. The fire sprinkler system for the units shall comply with NFPA Standard 13D
(without exceptions) including coverage for attic and garage areas. A full
NFPA 13 system is not required.