PC Res 3220RESOLUTION NO. 3220
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PD 98-07) TO ALLOW THE
CONSTRUCTION OF TWO SINGLE-FAMILY RESIDENCES ON
PROPERTY LOCATED AT 271 & 275 GRANT AVENUE IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
SILICON VALLEY HABITAT FOR HUMANITY. FILE NO. PD 98-07.
After notification and public hearing, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows with
respect to application PD 98-07:
The development of the proposed project will result in a density of 9 dwelling units per gross
acre which is consistent with the General Plan density of 6 - 13 dwelling units per gross acre for
this area.
The proposed project is consistent with the Downtown Neighborhood Development Policies and
the Design Guidelines for Low Medium Density Residential projects.
o
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for residential use.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
The proposed development and uses are compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
2. The proposed development is consistent with the City's Zoning Ordinance.
o
The disposition of the project site and the development of two single family residences is
consistent with the General Plan pursuant to Government Code Section 65402.
The proposed development and uses clearly will result in a more desirable environment and use
of land than would be possible under any other zoning classification.
o
The proposed development will 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.
Planning Commission Resolution No. 3220
PD 98-07 - 271 & 275 Grant Avenue - Silicon Valley Habitat for Humanity
Page 2
o
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
Further, the applicants are notified as part of this application that they are required to comply with all
applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to
this application and are not herein specified. And, that this approval is granted subject to the following
Conditions of Approval.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Planned Development Permit to construct a two (2)
unit project to be located at 271& 275 Grant Street. Project approval shall substantially comply
with the project plans prepared by Sugimura & Associates, date stamped as received by the
Planning Department on December 29, 1998, except as modified by the Conditions of Approval
herein.
Landscaping Plan: The applicant shall submit a landscaping and irrigation plan to be reviewed
and approved by the Community Development Director, prior to issuance of building permits for
the project. The plans shall address the following:
Preparation of landscape plans consistent with the City's Water Efficient Landscape
Guidelines (WELS).
Provision of street trees and trees in the front yard area with a minimum container size of 15
gallons.
Illustrate the landscaping of street front yards.
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $7,035 per unit,
prior to issuance of a certificate of building occupancy for each unit.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Proposed fencing shall provide a decorative lattice design along the Grant street
frontage.
Property Maintenance: The property is to be maintained free of any combustible trash, debris and
weeds until the time that actual construction commences. (Section 11.201 and 11.414, 1985 Ed.
Uniform Fire Code).
o
Parking and Driveways.: All parking and driveways shall be developed in compliance with the
standards in Chapter 21.50 of the Campbell Municipal Code.
Planning Commission Resolution No. 3220
PD 98-07 - 271 & 275 Grant Avenue - Silicon Valley Habitat for Humanity
Page 3
7. Building Division: The Building Division requires the following:
a. Building department submittals shall include a copy of the conditions of approval.
b. The proposed carport is technically a "garage" UBC Sec. 302.4 exc. 3 provides for a
modified one (1) hour separation between a garage and a single family residence.
c. Provide calculations and details required for review and approval by the Building Division,
prior to issuance of building permits.
CENTRAL FIRE DISTRICT:
8. Addressing: Provide minimum 4" address numbers visible to the public right of way.
PUBLIC WORKS DEPARTMENT
Lot Line Adjustment: Prior to issuance of any building permits for the site, the applicant
shall submit an application for a lot line adjustment or process a parcel map.
10.
Record Map: After making a field survey, a record of survey or comer record shall be
filed in accordance with the Land Surveyors Act, as appropriate.
11.
Parcel Map: Prior to issuance of any building permits for the site and in lieu of preparing
a lot line adjustment, record of survey and comer record, as appropriate, the applicant may
decide to submit a Parcel Map for recordation upon approval by the City. The current plan
check fee is $1,060 plus $25 per parcel.
12. Preliminary Title Report: The applicant shall provide a current Preliminary Title Report.
13.
Street Improvements: Prior to issuance of a building permit, the applicant shall execute a
street improvement agreement and shall cause plans for public street improvements to be
prepared by a registered civil engineer, pay fees, post security and provide insurance
necessary to obtain an encroachment permit for construction of the public improvements,
as required by the City Engineer. The plans shall include the following:
· Installation of all existing and proposed water meters and sewer cleanouts on private
property behind the public right-of-way line.
· Removal of the existing curb, gutter, and sidewalk as needed for two new driveways.
· Construction of two new City standard residential driveways, in compliance with ADA
requirements.
· Installation of street trees with irrigation at 40' on center.
· Relocation of existing street light, if it conflicts with new driveways.
Planning Commission Resolution No. 3220
PD 98-07 - 271 & 275 Grant Avenue - Silicon Valley Habitat for Humanity
Page 4
16.
Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
17.
Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a
Utility Installation Coordination Plan and Schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets which have been resurfaced within
the previous 5 years will require boring and jacking for all new utility installations and/or
abandonments. Applicant shall also prepare pavement restoration plans for approval by
the City Engineer prior to any utility installation.
18.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the street improvement agreement and the encroachment
permit must be completed and accepted by the City and the applicant must provide a one-
year Maintenance Security in an amount of 25% of the Faithful Performance Bond.
19.
Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee. The current fee is $2,000 per
acre or $ 320.
20.
National Pollution Discharge Elimination System: Prior to issuance of any grading or
building permits, the applicant shall comply with the Santa Clara Valley Water District
Best Management Practices and the City of Campbell Municipal Code concerning storm
water pollution prevention.
PASSED AND ADOPTED this 23ra day of February, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Francois, Gibbons, Hernandez, Jones, Lowe
None
Lindstrom
l~irad Jones,~air