PC Res 2486RESOLUTION NO. 2486
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING 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 7 TOWNHOMES
ON PROPERTY KNOWN AS 153 SHELLEY AVE.
IN A PD (PLANNED DEVELOPMENT/LOW-MEDIUM DENSITY
RESIDENTIAL) ZONING DISTRICT (APPLICATION OF
MR. QUE NADERZAD, PD 87-09).
After notification and public hearing as specified by law on the
application of Mr. Que Naderzad for approval of a Planned Development
Permit, plans, elevations, and development schedule to allow the
construction of 7 townhomes on property known as 153 Shelley Ave., as per
the application filed in the Planning Department on September 17, 1987;
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.
3. The building design is considered acceptable and interesting by the
Architectural Advisor.
4. The project density of 11.5 units per gross acre is consistent with
the General Plan designation of Low-Medium Density Residential.
5. The parking provided meets/exceeds the code requirements.
6. Substantial landscaping has been provided which adds to the aesthetics
of the project.
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The proposed development clearly will result in a more desirable
environment and use of land than would be possible under any other
zoning classification.
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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.
R~solution No. 2486 -2- ~ctober 13, 1987
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 13th day of October 1987 by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Stanton, Walker, Perrine
Olszewski, Dickson
Kasolas, Christ
APPROVED: Jay R. Perrine
Chairman
ATTEST: Arthur A. Kee
Secretary
STANDARD DEVELOPMENT SCHEDULE
FILE NO: ZC 87-10/PD 87-09
APPLICANT: NADERZAD, Q.
SITE ADDRESS: 153 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.
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
7 TOWNHOMES ON PROPERTY KNOWN AS
153 SHELLEY AVE. IN A PD (PLANNED DEVELOPMENT/
LOW-MEDIUM DENSITY RESIDENTIAL ) ZONING DISTRICT.
(APPLICATION OF MR. QUE NADERZAD , PD 87-09).
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 153 Shelley Ave. 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 Mr. Que
Naderzad for plans, elevations, and development schedule to allow the
construction of 7 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
following roll call vote:
day of , 19 , by the
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ATTEST:
APPROVED:
Barbara Olsasky, City Clerk
Ralph Doetsch, Sr., Mayor
C6NDITIONS OF APPROVAL FILE ~ ZC 87-10/PD 87-09 EXHIBIT D
SITE ADDRESS: 153 SHELLEY AVE.
APPLICANT: NADERZAD, Q.
PC MTG DATE: 10-13-87
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 appl{cable Code~ or Ordinances of the City of
Campbell and the State of California which pertain to this development and
are not herein specified.
1. Revised elevations and/or site plan to be submitted to the Planning
Department and approved by the Site and Architectural Review Committee
and/or the Planning Commission prior to application for a building
permit.
2. 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.
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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.
7. All 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.
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.
10. Underground utilities to be provide~ as required by Section 20.36.150
of the Campbell Municipal Code.
CONDITIONS OF APPROVAL FILE % ZC 87-10/PD 87-09
SITE ADDRESS: 153 SHELLEY AVE.
APPLICANT: NADERZAD, Q.
PC MTG DATE: 10-13-87
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. 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).
13. 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.
14. 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.
15. Applicant shall comply with all appropriate State and City
requirements for the handicapped.
16. 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.
17. 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.
18. 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
19. Retaining walls at property lines are limited to a height of 15 inches
if constructed of wood.
CONDITIONS OF APPROVAL FILE % ZC 87-10/PD 87-09
SITE ADDRESS: 153 SHELLEY AVE.
APPLICANT: NADERZAD, Q.
PC MTG DATE: 10-13-87
PAGE 3
FIRE DEPARTMENT
20. Provide on-site municipal fire hydrant.
21. Turn-around area does not appear to meet minimum standards.
22. One-hour walls required north side of Bldg. 1, south side of Bldg. 2.
PUBLIC WORKS DEPARTMENT
23. Process and file a tract map.
24. Dedicate additional right-of-way to widen Shelley Ave. to 30 feet from
centerline of street.
25. Install street improvements on Shelley Ave. frontage, including
extension of storm drain line in Shelley Ave.
26. Obtain an excavation permit, pay fees, and post surety for all work in
the public right-of-way.
27. Pay storm drainage area fee.