PC Res 3123RESOLUTION NO. 3123
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PD 97-02) TO ALLOW THE
CONSTRUCTION OF TWO SINGLE FAMILY RESIDENCES ON
PROPERTY LOCATED AT 202 SUNNYSIDE AVENUE IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION
OF MR. RICHARD MILLEN. FILE NO. PD 97-02.
After notification and public heating, 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 97-02:
The development of the proposed project will result in a density of 8.4 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 project site is permitted to be developed in a three story format, but is proposed at a
two story format to maintain compatibility with the existing building forms on Sunnyside
Avenue and the Downtown Neighborhoods.
o
The design of the units are consistent with the Design Guidelines for Low Medium Density
Residential projects by featuring traditional design elements such as front porches,
wainscoting, double hung windows with deep moldings, and a hip style composition
shingle roof with deep boxed eaves that are encouraged in the guidelines.
The floor area ratio (FAR) of the proposed project is .58 which is lower than the average
FAR of .62 for previously approved low-medium density residential developments.
The proposed project provides the required seven parking spaces required under the zoning
ordinance for multiple family developments.
o
The proposed project complies with the setback, open space and landscaping requirements
of the Downtown Neighborhood Development Policies.
Based upon the foregoing findings of fact, the Planning Commission 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.
Planning Commission Resolution No. 3123
PD 97-02 - 202 Sunnyside Avenue - Richard Millen
Page 2
2. The proposed development is consistent with the Zoning Ordinance.
o
The proposed development and will result in a more desirable environment and use of
land than would be possible under any other zoning classification.
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.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Planned Development Permit to construct
two (2) residential units located at 202 Sunnyside Avenue. Project approval shall
substantially comply with the project plans prepared by Sandra Paim, AIA, dated
September 1997 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:
A. The plans shall be consistent with the City's Water Efficient Landscape Guidelines
(WELS).
B. A tree report which shows all existing trees on site with a trunk diameter greater than
4 inches and indicates the types of trees on site and the diameter of the trunks of the
trees.
C. A tree protection plan consistent with WELS which shows how all trees to be retained
on site will be protected.
D. Retention of the 24" diameter camphor tree along the frontage of the property.
o
Parcel Map: The Planned Development Permit approval is contingent upon approval of a
parcel map subdividing the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $7,035 for
each new dwelling 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. A fencing plan must be provided for review and approval by
the Community Development Director prior to the issuance of building permits.
Planning Commission Resolution No. 3123
PD 97-02 - 202 Sunnyside Avenue - Richard Millen
Page 3
Property Maintenance: 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 (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code).
Parking and Driveways: All parking and driveways shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
8. Building Division: The Building Division requires the following:
A. Comply with current State and local ordinances and regulations.
B. Provide calculations and details required for review and approval by the Building
Division, prior to issuance of building permits.
C. Provide drainage plans indicating drainage to approved disposal lines prior to issuance
of building permits.
D. Show adjacent properties' lot elevations adjacent to the property lines prior to issuance
of building permits.
CENTRAL FIRE DISTRICT:
9. Required Fire Flow: The required fire flow for this project is 1500 GPM at 20 psi residual
pressure for two hours. The required fire flow is available from area water mains and fire
hydrants which area spaced at the required spacing.
PUBLIC WORKS DEPARTMENT
10. Public Service Easement: Applicant shall dedicate
behind the front property line on Sunnyside Avenue.
a 10 foot public service easement
11. Easements: Provide necessary easements for access, utilities, drainage and grading.
12.
Final Parcel Map Requirements: Prior to issuance of any building permits for the site, the
applicant shall prepare and submit a final parcel map for review by the City Engineer and
Community Development Director and recordation upon City approval. All
existing/proposed easements shall be shown on the parcel map.
13. Storm Drain Area Fee: Prior to issuance of any building permits for the site, the applicant
shall pay the current storm drain area fee. The current fee is $2,000 per acre ($400).
Planning Commission Resolution No. 3123
PD 97-02 - 202 Sunnyside Avenue - Richard Millen
Page 4
14.
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Grading and Drainage Plan: Grading and drainage plans shall include grading the alley
along the south line of the property.
Public Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
· Construction of a new standard separate driveway approach to serve the subject
property.
· Installation of asphalt seal coat along the property frontage to the street centerline.
· Installation of street trees at 40 foot on center and irrigation within the public service
easement.
Installation of traffic control improvements including pavement marks and signs as
required by the City Engineer.
Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all
public street improvements required by the encroachment permit must be completed and
accepted by the City and the applicant must provide the one-year maintenance surety.
Underground Utilities: All utilities across the property's frontage 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 company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The plan shall minimize the damage to all public
streets and related facilities. The City Engineer can require an asphaltic concrete overlay if
there is excessive damage to the street pavement.
Title Report: Provide a current Preliminary Title Report.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara Valley
Water District.
Street Improvement Agreement: Prior to recordation of the parcel map, the property owner
shall execute a street improvement agreement and post securities to guarantee the
installation of the required street improvements.
Sanitary_ Sewer and Domestic Water Services: All sanitary sewer cleanouts and domestic
water meters shall be installed on private property behind the property line.
Planning Commission Resolution No. 3123
PD 97-02 - 202 Sunnyside Avenue - Richard Millen
Page 5
PASSED AND ADOPTED this 23rd day of September, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Gibbons, Keams, Lindstrom,, Meyer-Kennedy
Lowe
Jones
None
APPROVED: ~~~,,~~'
~usan A. Keams, ~hmr
ATTES~~~-~,.. °
- Steve Plaseck~,b'ecretary