PC Res 2536RESOLUTION NO. 2536
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL
OF A PLANNED DEVELOPMENT PERMIT, PLANS,
ELEVATIONS, DEWELOPMF2qT SCHEDULE, AND CONDITIONS
OF APPROVAL TO ALLOW CONSTRUCTION OF 7 TOWNHOMES
ON PROPERTY KNOWN AS 454 W. SUNNYOAKS AVE.
IN A PD (PLANNED DEVELOPMENT/LOW-MEDIUM DENSITY
RESIDENTIAL) ZONING DISTRICT (APPLICATION
OF NADCON DEVELOPMENT, PD 88-03).
After notification and public hearing as specified by law on the application of
Mr. Que Naderzad, NADCON Development for approval of a Planned Development
Permit, plans, elevations, and development schedule to allow the construction
of 7 townhomes on property kno~rn as 454 W. Sunnyoaks Ave., as per the
application filed in the Planning Department on February 25, 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 building design is considered acceptable and interesting by the
Architectural Advisor. He indicates that this project has an interesting
and well-articulated facade.
4. The project density of 12.9 is consistent with the General Plan designation
of Low-Medium Density Residential (6-13 units per gross acre).
5. The 28 parking spaces provided exceeds the code requirements, by 6.
6. The project is of a high quality design and will be aesthetically pleasing.
7. Substantial landscaping 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.
9. 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.
Resolution No. 2536
PD 88-03
Page 2.
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
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 24th day of May 1988 by the following vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Kasolas, Stanton, Perrine, Olszewski
Walker, Christ
Dickson
Absent
APPROVED:
Ronald W. Christ
Chairman
ATTEST: Arthur A. Kee
Secretary
ORDINANCE NO.
BEING AN ORDINANCE OF THE CITY COUNCIL OF
~"HE CITY OF CAMPBELL APPROVING A PLANNED
DEVELOPMENT PERMIT, PLANS, ELEVATIONS,
DEVELOPMENT SCHEDULE, AND CONDITIONS OF
APPROVAL TO ALLOW CONSTRUCTION OF 7
TOWNHOMES ON PROPERTY KNOWN AS
454 W. SUNNYOAKS AVE., APN 406-09-005,
IN A PD (PLANNED DEVELOPMENT/LOW-MEDIUM
DENSITY RESIDENTIAL) ZONING DISTRICT.
(APPLICATION OF NADCON DEVELOPMENT,
MR. QUE NADERZAD, PD 88-03).
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 454 W. Sunnyoaks Ave., approving
a Planned Development Permit by adopting Plans and Elevations;
Development Schedule; Map of Said Property; and Conditions of Approval,
as per the application of NADCON Development for plans, elevations, and
development schedule to allow the construction of 7 townhomes in a Planned
Development Zoning District.
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
following roll call vote:
day of , 19 , by the
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmemb~rs:
ATTEST:
APPROVED:
Barbara Olsasky, City Clerk
William R. Podgorsek, Mayor
EXHIBIT B
STANDARD DEVELOPMENT SCHEDULE
FILE NO: ZC 88-01/PD 88-03
APPLICANT: NADCON Development, Q. Naderzad
SITE ADDRESS: 454 W. Sunnyoaks 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 88-01/PD 88-03
SITE ADDRESS: 454 W. SUNNYOAKS AVE.
APPLICANT: NADCON DEVELOPPLENT
PC HTG DATE: 5-24-88
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.
e
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 Commission 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 constructioni 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.
All mechanical equipment on roofs and all utility meters to be
screened as approved by the Planning Director.
Building occupancy will not be allowed until public improvements are
insialled.
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.
Underground utilities to be provided as required by Section 20.36.150
of the Campbell Municipal Code.
CONDITIONS OF APPROVAL - FILE # ZC 88-01/PD 88-03
SITE ADDRESS: 454 W. SUNNYOAKS AVE.
APPLICANT: NADCON DEVELOPMENT
PAGE 2.
lO. 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.
11. Sign application to be submitted in accordance with provisions of the
Sign Ordinance for all signs. No sign to be installed until
application is approved and permit issued by Planning and Building
Departments (Section 21.53 of the Campbell Municipal Code).
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,
all commercial, 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. All
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.
CONDITIONS OF APPROVAL - FILE ~ ZC 88-01/PD 88-03
SITE ADDRESS: 454 W. SUNNYOAKS AVE.
APPLICANT: NM)CON DEVELOPMENT
PAGE 3.
FIRE DEPARTMENT
19. Provide one on-site fire hydrant, municipal-type.
PUBLIC WORKS
20. Process and file a subdivision map.
21. Obtain an excavation permit, pay fees and post surety to modify
driveway and sidewalk and any other work in the public right of way.
22. Pay storm drain area fee.
23. Submit 3 copies of grading and drainage plan.
SANTA CLARA VALLEY WATER DISTRICT
24. Meet all conditions of the Santa Clara Valley Water District as
stipulated in its letter of March 8, 1988.