PC Res 2971RESOLUTION NO. 2971
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT TO ALLOW
CONSTRUCTION OF A 26 SINGLE-FAMILY RESIDENCES ON
PROPERTY LOCATED AT 845-885 SAN TOMAS AQUINO ROAD
AND 1315 ELAM AVENUE, IN A PD (PLANNED DEVELOPMENT)
ZONING DISTRICT. FILE NO. PD 95-01.
After notification and Public Hearing, as specified by law, on the application
of Santa Clara Development, for approval of a Planned Development Permit
to allow the construction of 26 homes; and, after presentation by the City Staff,
proponents and opponents, the hearing was dosed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to File No. PD 95-01:
The proposed home designs incorporate architectural elements
commonly found in the neighborhood and are compatible with homes
in the San Tomas Area.
The San Tomas Area Neighborhood Plan requires a 15 foot from the
property line of adjoining parcels. The intent of the requirement is to
buffer existing single family homes from larger townhouse
developments.
Providing setbacks of less than 15 feet from the property line of
adjoining parcels meets the intent of the San Tomas Area
Neighborhood Plan due to the units being detached and being of a
similar scale and mass as existing single family homes in the area.
The entry way for units located along public streets is oriented toward
the street as stated in the San Tomas Neighborhood Plan.
Visibility of garages is minimized through the use of porches and
limited building frontage of garage doors to no more than 50% of the
front elevation.
The City of Campbell has prepared an Initial Study for the project in
order to determine if the project would have a significant
environmental impact.
No substantial evidence has been presented which shows that the
project, subject to conditions of approval, will have a significant
negative impact on the environment.
Planning Commission Resolution No. 2971
PD 95-01 -- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 2
Based upon the foregoing findings of fact, the Planning Commission
concludes that:
The proposed development would be compatible with the proposed
General Plan amendment and will aid in the harmonious
development of the immediate area.
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The proposed subdivision improves the balance between the housing
needs of the region and public service needs of its residents and
available fiscal and environmental resources.
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The proposed project with the conditions and mitigation measures
imposed, will not have a significant adverse impact on the
environment and a Mitigated Negative Declaration has been prepared
for the project.
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The proposed development or uses would clearly result in a more
desirable environment and use of land than would be possible under
any other zoning classification.
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The proposed development would 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.
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The proposed development would not be detrimental to the health,
safety or welfare of the neighborhood or 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:
1. Approved Project
Approval is granted for a Planned Development Permit to allow the
construction of 26 units. Development shall be substantially as shown
on the project materials listed below, except as may be modified by the
conditions contained herein:
Planning Commission Resolution No. 2971
PD 95-01 -- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 3
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Project drawings for Santa Clara Development Company
consisting of 8 sheets dated received April 6, 1995 on file in the
Community Development Department.
b. Site plan dated March 1995 consisting of two sheets.
c. Landscape plan dated 1/17/95 prepared by Reed Associates.
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Materials board consisting of four sheets. Sheets one and two
dated March 11, 1995 and sheets three and four dated January 16,
1995.
Landscape Plan
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Applicant shall submit a final landscape plan to the Community
Development Department for approval prior to the issuance of
building permits.
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Said landscape plan shall include the location of the existing
trees exceeding 8" in diameter along the northern property line
of the site on lots 24 and 26.
(1)
The Community Development Director may approve the
removal of the trees adjacent to lot 26 if removal is
necessary to accommodate the home on the site. Any tree
removed shall be replaced as specified in the City's Water
Efficient Landscape Standards (WELS).
(2)
The Community Development Director may authorize
the removal of additional trees along this portion of the
site upon submittal of a tree report by a certified arborist
stating that said trees are determined to be in poor
condition.
(3)
All trees to be preserved shall be protected during
construction per the tree preservation specifications
contained in WELS. The preservation measures shall also
be shown on grading and engineering plans.
Planning Commission Resolution No. 2971
PD 95-01 -- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 4
Color and Materials Palette
Any changes to the approved color and materials palette shall be
submitted and approved by the Community Development
Department prior to the issuance of building permits.
b. Roof materials shall consist of textured composition shingles.
Exterior Design Variation
No two identical elevations shall be located adjacent to one another
nor directly across from one another, including mirror images. The
use the alternative elevation for a unit type shall satisfy this
requirement. Any modifications to the unit type shown on the
approved site plan shall be approved by the Community Development
Director prior to the issuance of building permits.
Garage Aprons
Garage aprons shall be at least 18 feet so that parked cars will not
extend into the access drive, or the garage aprons shall be less
than 10 feet so cars cannot use the apron for parking.
Differentiated paving materials, textures or colors shall be used
for garage aprons to differentiate the garage apron from the
private access drive.
Covenant, Conditions and Restrictions
Applicant shall include in the Covenant, Conditions and Restrictions a
requirement that garage parking spaces remain available for vehicle
parking. Wording shall be approved by the City Attorney and
Community Development Director prior to approval of the final map.
Garage Doors
Garage doors shall be roll-up doors to provide adequate clearance to
accommodate the reduced length of the garage aprons.
Planning Commission Resolution No. 2971
PD 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 5
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10.
11.
12.
13.
Building Permits
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Maintain a five (5) foot setback to property lines, or provide a
one (1) hour wall and roof construction, with no openings
permitted, within five (5) feet of the property line.
Obtain all necessary building permits. Building permits shall
not be issued prior to recordation of the final map.
Fencing Plan
The applicant shall submit a final fencing plan for fencing along the
exterior of the site. The final fencing plan shall be approved by the
Community Development Department.
Construction Mitigation Measures
Hours of construction shall be limited to 8 a.m. To 5 p.m. Monday
through Friday and 9 a.m. To 4 p.m. On Saturdays. No construction
activities shall take place on Sundays or holidays.
On-Site Lighting
All on-site lighting shall be shielded away from adjacent properties and
directed on-site.
Utility Boxes and Back-Flow Preventors
Applicant to submit a plan to the Community Development
Department prior to the installation of PG&E utility (transformer)
boxes and San Jose Water back-flow preventors, indicating the location
of the boxes and screening (if boxes are above ground) for approval by
the Community Development Director.
Park Impact Fee
Applicant shall pay Park Impact In-Lieu Fee at time of building permits
as stated in Chapter 13.08 of the Campbell Munidpal Code.
Planning Commission Resolution No. 2971
PD 95-01 - 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 6
14.
15.
16.
17.
Garbage Collection
Ordinance No. 782 of the Campbell Municipal Code stipulates that any
contract for the collection and disposal of refuse, garbage, and rubbish
produced within the limits of the City of Campbell shall be made with
Green Valley Disposal Company.
Property Maintenance:
The applicant is hereby notified that the property is to 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 & 11.414, 1985 Ed.
Uniform Fire Code.
Roadways and Hydrants
a. Roadways and hydrants to be in place prior to start of framing.
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Fire hydrants and appurtenances shall be provided and installed
as specified by the Fire Marshall of the Central Fire District.
Dust Control:
The measures below shall be followed to control of dust and wind
erosion. Said mitigation measures shall be depicted on the construction
plans.
All exposed or disturbed soil surfaces shall be water as necessary
to control dust, but not less than twice daily, including
weekends. A dust suppressant shall be added to the water prior
to application.
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Areas of digging and grading operations shall consistently
watered to control dust.
Grading or other dust-producing activities shall be suspended
during periods of high wind when dust is readily visible in the
air.
Planning Commission Resolution No. 2971
PD 95-01 -- 845-885 San Tomas Aquino Road/1315 Elam Avenue
Page 7
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Stockpiles of soil, debris, sand, or other dust-producing materials
shall be watered or covered.
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The speed of all vehicles on-site shall be limited to 15 miles per
hour.
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The construction area and the surrounding streets shall be swept
as necessary, but not less than once daily.
PASSED AND ADOPTED this 25th day of April, 1995, by the following roll
call vote:
AYES: Commissioner: Alne, Higgins, Lindstrom,
Meyer-Kennedy
Kearns
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioner:
Commissioner:
Commissioner:
Lowe, Perrine,
J 'e Meyer-I~en-~edy, Chair
Ste~"~ Piasecl~i,~Secretary