Planned Development - 1998 CITY OF CAMPBELL
Community Development Department · Current Planning
August 9, 1999
J. E. Dawson
Silicon Valley Habitat for Humanity, Inc.
888 N. First Street
San Jose, CA 95112
Re: 271/275 Grant Street
Plan Check 99-811 and 99-812
Dear Mr. Da~vson:
The Planning Division has reviewed your plans to construct two new single family homes on the
referenced property. Based upon a review of the submitted plans and the approved Planned Development
Permit, the following information is requested on a revised building department submittal.
Please provide the following information on the plans:
i) Indicate the installation ora sprinkler system in the fi'ont yard area that may be extended to the park
planting strip.
2)
Indicate ho~v the planting strip along the public right-of-way will be landscaped and imgated.
Additionally, due to the small area of the front yard spaces it is recommended that additional turf
areas be provided.
3)
Provide a detail of typical fencing, k is recommended that the fencing between the residences be
provided with a decorative trellis which may accommodate a climbing vine of some variety. This
request is in lieu of decorative fencing at the street.
4) Illustrate all utility connections to the residences.
Additionally, please me advised that a Park Impact fee of $7,035 per dwelling unit will be required at the
time of building final and occupancy per Condition 3 of your approval,
If you should have any questions regarding this items, please do not hesitate to contact me. I may be
reached at (408) 866-2144.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · ~^x 408.866.8381 · TOD 408.866.2790
Plan Check 99-811 & 812
page 2
Sincerely,
Tim J. Haley
Associate Planner
Frank Mills, Building Division
Bill Bruckart, Building Division
Sugimum & Associates, 2155 S. Bascom Avenue
Geoff Bradley, Redevelopment Agency
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To: Distribution
From: Tim J. Haley, Associate Pla~ner ~
Subject: 271 & 275 Grant Street PD 98-07
Date: March 19, 1999
Please be advised that the City Council at its meeting of March 16, 1999 approved the subject Planned Development Permit
allowing the construction of two single family residence on the subject property. A copy of the City Council Resolution No. 9509
and reduced plans are attached.
cc~
Harold Housley, Land Development Engineer
Frank Mills, Building Official
Wayne Hokanson, County Fire Department
Geoff Bradley, Redevelopment
CITY OF CAMPBELL
City Clerk's OfFice
March 18, 1999
Mr. Bill Arnopp, Executive Director
Silicon Valley Habitat for Humanity
888 N. First Street, #215
San Jose, CA 95112
1 9 1999
CiTY OF CA? ? ELL
PLANNING DEPT.
Dear Mr. Arnopp:
At a joint City Council/Redevelopment Agency Board public hearing held March 16, 1999, the
following action was taken:
Adoption of Joint Resolution 9507/1999-3 authorizing the Redevelopment Agency to
acquire the 6,958 sq. ft. property from the City of Campbell for fair market value for the
purpose of conveying the property to Silicon Valley Habitat for Humanity to construct two
affordable single family dwellings consistent with the terms and conditions of a Disposition
and Development Agreement.
Adoption of Joint Resolution 9508/1999-4 authorizing the Redevelopment Agency
Executive Director to execute a Disposition and Development Agreement with Silicon
Valley Habitat for Humanity in concurrence with Health and Safety Code Section 33433
for the 'conveyance of a 6,958 sq. ft. parcel and the construction of two affordable single
family dwellings at 271 and 275 Grant Street.
3. Adoption of a Redevelopment Agency Resolution 1999-5 approving a budget adjustment of
$300,000.00 for the purchase of land and Agency assistance to Habitat for Humanity.
Adoption of Council Resolution No. 9509 approving a Planned Development Permit (PD
98-0) to allow the construction of two single family homes on properties located at 271 and
275 Grant Street, subject to the findings and Conditions of Approval.
Please find a certified copy of these Resolutions attached for your records. Geoff Bradley,
Redevelopment Coordinator, will be in contact with you regarding the execution of the
Disposition and Development Agreement.
Continued
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2117 - FAX 408.374.6889 . TDD 408.866.2790
Page 2
Should you have any questions in regard to the City Council or Redevelopment Agency Board
action, please do not hesitate to contact this office (866-2117), Geoff Bradley, Redevelopment
Coordinator (866-2124); or Tim Haley, Associate Planner (866-2140).
Sincerely,
Anne Bybee
City Clerk
Enc.
cc. Geoff Bradley, Redevelopment Departmem
Tim Haley, Community Developmem Department
To:
From:
Date:
Subject:
MEMORANDUM
Tim Haley, Associate Planner
Ja~le)msley
D~uty City Clerk
March 18, 1999
CITY OF CAMPBE LL
PLANNING D PT.
Planned Development Permit - 271 and 275 Grant Street
At the regular meeting of March 16, 1999, the City Council held a public hearing to
consider the application of Bill Arnopp, on behalf of Silicon Valley Habitat for
Humanity for approval of a Planned Development Permit (PD 98-0) to allow the
construction of two single family homes on properties located at 271 and 275 Grant
Street.
After due discussion and consideration, the City Council adopted Resolution No. 9509
approving a Planned Development Permit for the proposed project, subject to the
attached findings. Please find a certified copy of this Resolution attached for your
records.
RESOLUTION NO. 9509
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING 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 City Council 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.
2. The proposed project is consistent with the Downtown Neighborhood Development Policies and
the Design Guidelines for Low Medium Density Residential projects.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. 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 City Council further finds and concludes that:
1. 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.
3. 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.
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.
City Council Resolution
PD 98-07 - 271 & 275 Grant Avenue - Silicon Valley Habitat for Humanity
Page 2
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 Project: Approval is granted for a Planned Development Permit to construct a two (2)
unit project to be located at 27 l& 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.
o
o
o
o
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°
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).
Parking and Driveways: All parking and driveways shall be developed in compliance with the
standards in Chapter 21.50 of the Campbell Municipal Code.
City Council Resolution
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.
City Council Resolution
PD 98-07 - 271 & 275 Grant Avenue - Silicon Valley Habitat for Humanity
Page 4
16.
17.
18.
19.
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.
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.
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.
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 16th day of March , 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS: Watson, Dougherty, Dean, Kennedy, Furtado
COUNCILMEMBERS: None
one
COUNCILMEMBERS: None
APPROVED:~ ~
Daniel E. Furtado, Mayor
~ CoRRECT COPY OF THE
Of,I F1LE IN -I'H~S 0
~,,'~'~1". ANNE By3EE. cITY CLERK,
O ,, ,,
AYES: Councilmembers: Watson, Dougherty, Dean, Kennedy, Furtado
NOES: Councilmembers: None
ITEMS REMOVED FROM CONSENT CALENDAR:
Approval of Amended Contract for Traffic Enforcement on Santa Clara County
Expressways (ResolutionfRoll Call Vote)
Councilmember Dougherty stated that he would be voting No on this item because he
believes that the County should assume financial responsibility for traffic enforcement
on their expressways. Councilmember Dougherty also stated that he would like the
City Council to consider this subject in the future when the circulation element is
reviewed.
M/S: Watson/Kennedy - that the City Council adopt Resolution 9501 authorizing
the Mayor to execute an amended contract for traffic enforcement services on the
San Tomas Expressway. Motion adopted by the following roll call vote:
AYES: Councilmembers: Watson, Dean, Kennedy, Furtado
NOES: Councilmembers: Dougherty
ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
Convene Joint Meeting of City Council and Redevelopment Agency
*Denotes Joint Item
A Joint Meeting of the City Council and Redevelopment Agency was convened at 7:40 p.m.
Roll Call:
Present: Agency Members: Watson, Dougherty, Dean, Kennedy, Furtado
Absent: Agency Members: None
13. a.
*Approval of a Disposition and Development Agreement with Silicon Valley
Habitat for Humanity for the Conveyance of a 6,958 Square Foot Parcel
and the Construction of Two Affordable Single Family Dwellings at 271 &
275 Grant Street and Approval of Budget Adjustment (Resolutions (3)/Roll
Call Vote)
Minutes of 3/16/99 City Council Meeting 4
This is the time and place for a public hearing to consider approval of a
Disposition and Development Agreement with Silicon Valley Habitat for
Humanity for the Conveyance of a 6,958 Square Foot Parcel and the
Construction of Two Affordable Single Family Dwellings at 271 & 275 Grant
Street.
Redevelopment Coordinator Bradley - Staff Report dated March 16, 1999.
Mayor/Chairperson Furtado declared the public hearing open and asked if
anyone in the audience wished to be heard.
There being no one wishing to speak, Mayor/Chairperson Furtado closed the
public hearing.
M/S: Dean/Kennedy. that the City Council and Redevelopment Agency
Board adopt joint Resolution 9507 and 1999-3 authorizing the acquisition by
the Redevelopment Agency of a 6,958 square foot parcel at 271 & 275 Grant
Street from the City of Campbell for the purpose of conveying the property
to Silicon Valley Habitat for Humanity for the construction of two
affordable single family dwellings; adopt Joint Resolution 9508 and 1999-4
authorizing execution of a Disposition and Development Agreement with
Silicon Valley Habitat for Humanity for the conveyance of a 6,958 square
foot parcel and the construction of two affordable single-family houses at
271 & 275 Grant Street; and adopt RDA Resolution 1999-5 approving a
budget adjustment of $300,000 for purchase of land and Agency assistance
to Silicon Valley Habitat for Humanity for construction of two affordable
single family dwellings at 271 & 275 Grant Street. Motion adopted by the
following roll call vote:
AYES: Council/Agency Members: Watson, Dougherty, Dean, Kennedy,
Furtado
NOES: Council/Agency Members: None
Application of Bill Arnopp, on behalf of Silicon Valley Habitat for
Humanity, Inc., for a Planned Development Permit (PD 98-07) to allow the
construction of two new single-family residences on property located at 271
& 275 Grant Street in a PD (Planned Development) Zoning District
(Resolution/Roll Call Vote) ,~
This is the time and place for a public hearing to consider the applicatiOn of Bill
Arnopp, on behalf of Silicon Valley Habitat for Humanity, Inc., for a Planned
Development Permit (PD 98-07) to allow the construction of two new single,
family residences on property located at 271 & 275 Grant Street in a PD
(Planned Development) Zoning District.
Minutes of 3/16/99 City Council Meeting 5
14.
Associate Planner Haley - Staff Report dated March 16, 1999.
Mayor Furtado declared the public hearing open and asked if anyone in the
audience wished to be heard.
There being no one wishing to speak, Mayor Furtado closed the public hearing.
M/S: Dean/I)ougherty - that the City Council adopt Resolution 9509
approving a Planned Development Permit to allow the construction of two
single-family residences on property located at 271 & 275 Grant Street in a
PD (Planned Development) Zoning District. Motion adopted by the
following roll call vote:
AYES: Councilmembers: Watson, Dougherty, Dean, Kennedy, Furtado
NOES: Councilmembers: None
Two Appeals of Planning Commission Approval of a Conditional Use Permit (UP
98-15) to allow the establishment of a private school on property located at 90 E.
Latimer Avenue - Application of Casa {ii Mir Montessori Elementary School
(Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider two Appeals of Planning
Commission Approval of a Conditional Use Permit (UP 98-15) to allow the
establishment of a private school on property located at 90 E. Latimer Avenue -
Application of Casa di Mir Montessori Elementary School.
Senior Planner Fierro - Staff Report dated March 16, 1999.
Traffic Engineer Eakland responded to Councilmember questions regarding the traffic
circulation.
-Mayor Furtado provided some guidelines for the public hearing process, declared the
public hearing open, and asked if anyone in the audience wished to be heard.
Joan Banich, 222 N. Third Street, Campbell, appeared before the City Council and
spoke on behalf of the neighbors who are appealing the Planning Commission's
approval, and cited concerns about traffic, noise, parking and privacy issues.
Mayor Furtado asked those in the audience who were in support of Ms. Banich's
position to indicate by a show of hands.
Vicki Wagner, 15790 Loma Vista Avenue, Los Gatos, appeared before the City
Council on behalf of Casa di Mir, and requested a modification to one of the
Conditions of Approval which would allow an em'ollment of 120 students.
Minutes of 3/16/99 City Council Meeting 6
Council
Report
ITEM NO: 13. b
CATEGORY: Public Hearing
MEETING DATE: March 16, 1999
TITLE n~l fore
Application of Bill Amopp, o icon Valley Habitat manity for
approval of a Planned Developl~___~t Pe~nit (PD 98-0)to allow the c_.¢onsfruction of two
single family homes on properties located'at~71
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
1. Adopt a Resolution approving a Planned Development Permit for the proposed
project, subject to the attached findings.
BACKGROUND
Applicant's Proposal: The applicant is requesting approval of a Planned Development
Permit to allow the construction of two detached single family units on properties located
at 271 & 275 Grant Street. The subject property is currently vacant and was developed
with a single family residence prior to the construction of the Civic Center Complex in
the early 1970's.
The property is currently owned by the City of Campbell and will be purchased by the
Redevelopment Agency and transferred to the applicant consistent with a Development
and Disposition Agreement which is an item on the Redevelopment Agency's agenda this
evening.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (a) Class 3, pertaining to new
construction of (three or less) single family structures; therefore, no environmental action
is required.
ANALYSIS
General Plan Consistency: The General Plan land use designation for the site is Low
Medium Density Residential and / or Offices. The residential designation allows a density
of 6 to 13 dwelling units per gross acre. The proposed project will be developed at an
overall density of 9 units per gross acre, which is consistent with the City's General Plan.
Zoning Designation: The zoning designation for the project site is Planned Development
(PD). Under the PD zoning ordinance, a Planned Development Permit must be approved
by the City Council to allow construction of the project. The proposed project will be
consistent with the zoning ordinance with approval of a Planned Development Permit.
Downtown Neighborhood Development Policies: The project site is located within an
area subject to the Downtown Neighborhood Development Policies which includes
City Council Report - March 16, 1999
PD 98-07 - 271 & 275 Grant Street
Page 2
guidelines for Low Medium Density Residential projects. These guidelines encourage
new developments that maintains the "small town" character of the residential
neighborhood surrounding Campbell's traditional downtown area. Specifically, the
guidelines encourage development which is compatible in scale to the existing
neighborhood, uses traditional building features including porches and direct entries
facing public streets, have a detached building format, and include sufficient front yard
landscaping and private useable yard areas. The proposed project is consistent with these
policies.
Planning Commission: The Planning Commission at its meeting of February 23, 1999,
adopted Resolution No. 3220 recommending approval of the proposed project with a
(5-0-1-1 vote), Commissioner Keams absent and Commissioner Lindstrom abstaining.
ALTERNATIVES
1. Deny the Planned Development Permit
2. Approve the Planned Development Permit, subject modified Conditions of Approval,
or
3. Continue for further review.
FISCAL IMPACTS
The City will receive $275,000 for the sale of the property to the Redevelopment Agency
and the payment of Park Impact fees of $7,035 per unit at the time of project completion.
Attachments:
1. Draft City Council Resolution for Approval of the Planned Development Permit.
2. Planning Commission Resolution and Minutes
3. Planning Commission Report
4. Reduced Exhibits
5. Location Map
Prepared by.'~~. '-------~, ~
Ti~n/~2~iate Planner
Reviewed by: .~. ~_~__~_~ .
~ Ste~v~ Pias~cki, C~mn~unjly Deyclopment Director
Reviewedby: ~~~~ ¢' ~
~ ~. Gretch/ ~' ' ' ~ Cg~ner, l~ina-n~e Director
Approved by:~'~
Berna~ S~ny, Ciiy Manager
CITY OF CAMPBELL REDEVELOPMENT AGENCY REPORT
Item: 13. a.
Category: Public Hearings
Date: March 16, 1999
Title:~9~~of a Disposition an~evelopment Agreement with Silicon Valley
/,~ Habitat for Humanity for the~onveyance of a 6,958 square foot parcel and
x( the construction of two~ff~dable single family dwellings at 271 & 275 Grant
~-~-.~treet and ~dget adjustment. (Resolution/Budget Adjustment)
RECOMMENDATION
1. That the City Council and Redevelopment Agency Board jointly:
Ao
Adopt a joint resolution authorizing the Redevelopment Agency to acquire the 6,958
square foot property from the City of Campbell for fair market value for the purpose of
conveying the property to Silicon Valley Habitat for Humanity to construct two
affordable single family dwellings consistent with the terms and conditions of a
Disposition and Development Agreement.
Bo
Adopt a joint resolution authorizing the Redevelopment Agency Executive Director to
execute a Disposition and Development Agreement with Silicon Valley Habitat for
Humanity in concurrence with Health and Safety Code Section 33433 for the
conveyance of a 6,958 square foot parcel and the construction of two affordable single
family dwellings at 271 & 275 Grant Street.
2. That the Redevelopment Agency Board adopt a resolution approving a budget adjustment of
$300,000 for purchase of land and Agency assistance to Habitat for Humanity.
BACKGROUND
On April 7, 1998 the Agency Board authorized Agency staffto evaluate and make
recommendations for use of the City' owned Grant Street property for an affordable housing
project. The Grant Street property is a remnant parcel left after the Civic Center and Grant Street
were constructed in the early 1970's. The parcel has been vacant for close to 30 years. After
receiving and reviewing several proposals from interested non-profit housing developers, the
20% Housing Committee (Councilmembers Dean and Dougherty) recommended negotiating an
agreement with Habitat for Humanity. On October 6, 1998 the Agency Board authorized the
F:HOMEIGEOFFBtGRANT~Grant
Campbell Redevelopment Agency Board
Public Hearings - Grant Street Project
March 16, 1999
negotiation of a Disposition and Development Agreement (DDA) with Silicon Valley Habitat for
Humanity for the construction of two single family dwellings affordable to low income families.
DISCUSSION
Habitat for Humanity has a demonstrated track record of building quality affordable housing for
low income families nationwide. Habitat's unique nearly all-volunteer effort and in-house
financing of homes allows for a greater degree of affordability and requires less public subsidy
than other traditional non-profit housing developers can achieve.
The DDA under consideration allows for the purchase of the property from the City of Campbell
by the Redevelopment Agency for fair market value. The property has an appraised value of
$275,000. Upon issuance of entitlements, the property will be conveyed from the Redevelopment
Agency to Habitat for Humanity with the Agency securing a Deed of Trust. Upon successful
completion of the project the Agency would relinquish the Deed of Trust and the houses would
remain owner occupied. Additionally, $25,000 in funds would be available to defray project
costs to the extent necessary to make the project affordable to qualified households. The total
project cost to the Agency is not to exceed $300,000. This level of subsidy is necessary to make
the homes affordable to households earning a maximum of 50% of the county median income.
A deed restriction would be recorded on the properties to insure the long term affordability of the
homes upon resale. Additional restrictions prevent rental of the property.
A neighborhood meeting was held on January 27, 1999 to provide additional information to
nearby property owners and residents. Approximately 12 people attended the meeting, where a
variety of issues were addressed.
The family selection process involves a series of workshops and promotional items to make the
community aware of the project. Eligible households must live or work in the City of Campbell
at the time of application. A family selection committee organized by Habitat for Humanity will
select the households. The committee is comprised of 18 people, approximately half of which
have served on the committee in the past, and half are new to this project. Four Silicon Valley
Habitat for Humanity board members are on the committee, as well as Habitat volunteers.
Several neighborhood residents have also become involved with the family selection committee.
Construction is expected to start in May or June 1999 with a construction period of
approximately six months.
FISCAL IMPACT
The fiscal impact of this project is $300,000 from the 20% Housing Fund. These funds were not
budgeted in Fiscal Year 1998/1999 and therefor require a budget adjustment that would transfer
the funds from the fund balance to the appropriate accounts for expenditure.
£'HOMEIGEOFFBtGRANTtGrant 2
Campbell Redevelopment Agency Board
Public Hearings - Grant Street Project
March 16, 1999
ALTERNATIVES
The Agency Board may direct staffto modify the DDA. This would require Silicon Valley
Habitat for Humanity to review and approve the revised DDA.
Prepared _ Redev~/~OlTM Coordin~to~/
Reviewed bY: ¢~ger
· "Fi~a/nceDirector { ( "-
Approved by:
Attachments:
Attachment 1 -
A joint resolution authorizing the Redevelopment Agency to acquire the 6,958
square foot property from the City of Campbell for fair market value for the
purpose of conveying the property to Silicon Valley Habitat for Humanity to
construct two affordable single family dwellings consistent with the terms and
conditions of a Disposition and Development Agreement.
Attachment 2 -
A joint resolution authorizing the Redevelopment Agency Executive Director to
execute a Disposition and Development Agreement with Silicon Valley Habitat
for Humanity in concurrence with Health and Safety Code Section 33433 for the
conveyance of a 6,958 square foot parcel and the construction of two affordable
single family dwellings at 271 & 275 Grant Street.
Attachment 3 - A resolution of the Redevelopment Agency Board approving a budget adjustment
of $300,000 for purchase of land and Agency assistance to Habitat for Humanity.
Attachment 4 - Habitat for Humanity Marketing and Family Selection Plan.
Attachment 5 - Disposition and Development Agreement by and between The City of Campbell
Redevelopment Agency and Silicon Valley Habitat for Humanity, Inc.
F.'HOMEIGEOFFBIGRANTIGrant 3
Planning Commission Minutes of February 23, 1999 Page 3
such improvements will be deferred at this time. The property owner will be rec
the improvements but at a later date.
Motion:
Upon motion of Commissioner
Francois, the Planning Commission
Site and Architectural Approval to
family reisdence on property
roll call vote:
AYES:
NOES:
Kearns
None
Gibbons, by Commissioner
~n No. 3219 granting a
the construction of a new single-
at 1660 W. Hacienda, by the following
, Hernandez, Jones, Lindstrom
in wrmng to
Chairman Jones read Agenda Item No. 2 into the record.
DRAFT
Commissioner Lindstrom advised that he would abstain from discussion and vote on this project
as his family has had personal involvement with Habitat for Humanity. He left the dais and sat in
the audience.
2. PD 98-07
Arnopp, B.
Public Hearing to consider the application of Mr. Bill Arnopp,
on behalf of Silicon Valley Habitat for Humanity, Inc., for a
Planned Development Permit (PD 98-07) to allow the
construction of two new single-family residences on property
located at 271 & 275 Grant Street in a PD (Planned
Development) Zoning District. This project is Categorically
Exempt. Tentative City Council Meeting Date: March 16,
1999.
Mr. Geoff Bradley, Redevelopment Manager, presented an overview as follows:
· Stressed the Redevelopment Agency's commitment to providing affordable housing within
the City of Campbell.
· Advised that 20 percent of collected tax is earmarked for the development of affordable
housing.
· Provided examples of other projects that provided affordable housing including Canyon
Creek (69 units were set aside) and fifteen four-plexes in the Sharmon Palms area.
· This project will result in two affordable ownership units.
· The project site is vacant land that is owned by the City of Campbell.
Planning Commission Minutes of February 23, 1999
·
DRAFT
Page 4
When put out for development bids, three agencies prepared and submitted proposals for this
site, Catholic Charities, Community Housing Development and Silicon Valley Habitat for
Humanity.
At a Redevelopment Agency meeting held on October 6, 1998, the Silicon Valley Habitat for
Humanity was selected. It was found that this is a unique, volunteer-oriented program.
The Redevelopment Agency will purchase the land at fair market value and deed the land to
Habitat for Humanity.
Commissioner Lowe questioned whether the Agency would own the project.
Mr. Geoff Bradley advised that the homes are sold to eligible families.
Commissioner Gibbons informed that the City does not own any of the affordable housing units.
RDA provides funds but the projects are turned over to non-profits to run, such as Catholic
Charities.
Chairman Jones asked what would prevent the owners from selling at market rate six months
after getting the house.
Mr. Geoff Bradley advised that there is a 30 year deed restriction that requires that the unit
remain an affordable unit.
Commissioner Hernandez asked if the units would have to be owner occupied.
Mr. Geoff Bradley answered that the two units would be owner occupied.
Chairman Jones asked if the recipients of the Habitat homes are required to work or reside in
Campbell.
Mr. Geoff Bradley advised that at the time of qualification for one of the units, the applicant
would have to either currently live or work within the City of Campbell. If they should later
work outside of Campbell, that would not be a problem.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that the application is for a Planned Development Permit to allow the construction
of two single-family residences.
· The proposed density is consistent with the General Plan which is 6 to 13 units per gross
acre. This project is being developed at a density of 9 units per gross acre.
· The units will be 1,848 square feet and the structures meet the general development
standards.
· Staff recommends that the Commission adopt a Resolution recommending that Council
approve this project.
DRAFT
Planning Commission Minutes of February 23, 1999
Page 5
Commissioner Francois presented the Site and Architectural Review Committee report as
follows:
* SARC reviewed this project on February 9, 1999, and found it to be an excellent project by
an excellent agency.
· SARC is supportive and stated that this project would be a good compliment to Grant Street.
Chairman Jones opened the Public Hearing for Agenda Item No. 2.
Ms. Jaunell Waldo, Representative, Habitat for Humanity:
· Advised that Habitat for Humanity has built three homes in San Jose using the same plan as
is proposed for this Campbell site with some modifications as suggested by Campbell
Planning staff.
· Thanked staff in the Redevelopment Agency, Planning and Public Works Departments.
Ms. Veronica Perry, 157 Harrison Avenue:
· Advised that she is a neighbor to the proposed project site and attended the community
meeting to learn about the project.
· Informed that as a result of her participation at that meeting, she has joined the Family
Selection Committee established by Habitat for Humanity for the selection of the recipients
of the two units.
· Stated that it would be nice to have two homes on the site rather than the vacant lot that is
currently there.
Mr. Waldemar Sommer, 186 N. First Street:
· Advised that he did not attend the community meeting.
· Asked about how the property will be sold and by whom.
· Inquired about the significance of a Categorical Exemption.
· Questioned whether the project would be required to meet all City codes.
· Wondered about how the deed restriction would work.
· Stated that Habitat for Humanity is a good program and this seems to be a good project.
Mr. Geoff Bradley answered Mr. Sommer's questions as follows:
· The City had an appraisal done and $275,000 was determined to be the fair market value for
the property.
· Advised that a Disposition and Development Agreement (DDA) has not yet been finalized
for the sale of the property by the City to the Redevelopment Agency.
· Stated that once the land is sold to the Redevelopment Agency, the Agency then will deed the
property to Habitat for Humanity.
· Explained that the Categorical Exemption status means that the project is exempt from
CEQA (California Environmental Quality Act) review as it is a small project with no major
environmental impacts on the surrounding area.
· Advised that there are absolutely no exemptions from City Codes in the design and
construction of these two homes.
Planning Commission Minutes of February 23, 1999
·
ORAFT
Page 6
Informed that the deed restriction is a legal agreement that binds the owners to terms of the
agreement. Specifically that the units remain affordable and that they be maintained. The
deed restriction is overseen by the City.
Commissioner Gibbons stated that it is clear that Habitat has a nice process for the selection of
which families get the homes as evidenced by Ms. Perry's comments and involvement.
Chairman Jones closed the Public Hearing for Agenda Item No. 1.
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Francois,
the Planning adopted Resolution No. 3220 recommending approval of a
Planned Development Permit (PD 98-07) to construct two new single-family
residences on property located at 271 & 275 Grant Av, enue, by the following
roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Francois, Gibbons, Hernandez, Jones, Lindstrom, Lowe
None
Kearns
None
Chairman Jones advised that this item will be considered by Council at its meeting on March 16,
1999, for final approval.
Commissioner Lindstrom rejoined the Commission and stated that he finds Habitat for Humanity
to be an excellent program and stated that his daughter was someone who was helped by the
program.
MISCELLANEOUS
Chairman Jones read Agenda Item No. 3 into the record.
3. Staff
Three month update
Elephant Bar Restau
.g complaints relative to
J at 499 E. Hamilton Avenue.
Ms. Sharon Fierro, Senior Planner,
· This matter is before the
staff report as follows:
to provide a three-month update on complaints
regarding the Elephant raised by a neighbor, Mr. Roger Rezaenouri, who lives
in the adjacent complex.
The Commi: instructed staff to bring the matter back three months after it had
conside complaints in November 1998.
time, the Police Department has received no further complaints regarding noise
Mr. Rezaenouri or anyone else.
.04 ' ¢~,~
CITY OF CAMPBELL
Community Development Department · Current Planning
February 25, 1999
Mr. Bill Arnopp, Executive Director
Silicon Valley Habitat for Humanity
888 N. First Street, #215
San Jose, CA 95112
Re: PD 98-07 - 271 & 275 Grant Street - Habitat for Humanity
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of February 23, 1999,
adopted Resolution No. 3220 recommending approval of a Planned Development Permit
PD 98-07 to allow the construction of two new single-family residences on the above-
referenced property.
This project will be considered by the City Council at its meeting of March 16, 1999, for
approval. If you have any questions, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. Haley
Associate Planner
cc:
Geoff Bradley, Redevelopment Agency
Sharon Teeter, Housing Coordinator
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · 'mD 408.866.2790
RESOLUTION 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.
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
o
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.
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.
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 Project: 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:
a. Preparation of landscape plans consistent with the City's Water Efficient Landscape
Guidelines (WELS).
b. Provision of street trees and trees in the front yard area with a minimum container size of 15
gallons.
c. 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).
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 Adiustment: 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 23rd day of February, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Lowe
None
Keams
Lindstrom
APPROVED:
Brad Jones, Chair
ATTEST:
Steve Piasecki, Secretary
ITEM NO. 2
STAFF REPORT - CAMPBELL PLANNING COMMISSION MEETING
OF FEBRUARY 23, 1999
PD 98-07
Arnopp, B.
Public Hearing to consider the application of Mr. Bill Amopp, on behalf
of Silicon Valley Habitat for Humanity, Inc., for approval of a Planned
Development Permit (PD 98-07) to allow the construction of two
detached single family homes on properties located at 271 & 275 Grant
Street in a PD (Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Planned Development Permit to allow development of two detached single family
homes, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (a) Class 3, pertaining to new construction
of (three or less) single family structures; therefore, no environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
.22 acres (9,658 square feet)
.16 acres (6,958 square feet)
Parcel 1:
Parcel 2:
3,479 square feet
3,479 square feet
Project Density:
2 units at 9 units per gross acre
Site Utilization Each Lot
Square Feet
Building Coverage: 1380 square feet
Paving Coverage: 252 square feet
Landscaping Coverage: 1835 square feet
Percent
4O%
7%
53%
Floor Area Ratio (FAR): .53
Staff Report- Planning Commission Meeting of February 23, 1999
PD 98- - 271 & 275 Grant Avenue
Page 2
Unit
Summary - 4 bedrooms / 2 bathrooms
First floor
Second floor
Carport/storage
Total:
756 square feet
678 square feet
414 square feet.
1,848 square feet
(including carport)
Parking
Provided: 4 covered
Required: 2 covered
2 uncovered = 6 total spaces
2 uncovered = 4 total spaces
Parking Standard:
2 spaces per unit, one which must be covered
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of two detached single family units on properties located at 271 & 275 Grant
Street. The subject property is currently vacant and was developed with a single family residence
prior to the construction of the Civic Center Complex in the early 1970' s.
The property is currently owned by the City of Campbell and will be purchased by the
Redevelopment Agency and transferred to the applicant consistent with a Development and
Disposition Agreement. Staff is recommending a finding to support this transfer and the proposed
development agreement.
ANALYSIS
General Plan Designation: The General Plan land use designation for the site is Low Medium
Density Residential and / or Offices. The residential designation allows a density of 6 to 13 dwelling
units per gross acre. The proposed project will be developed at an overall density of 9 units per
gross acre, which is consistent with the City's General Plan.
Zoning Designation: The zoning designation for the project site is Planned Development (PD).
Under the PD zoning ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the project. The proposed project will be consistent with the
zoning ordinance with approval of a Planned Development Permit.
Downtown Neighborhood Development Policies: The project site is located within an area subject
to the Downtown Neighborhood Development Policies which includes guidelines for Low Medium
Density Residential projects. These guidelines encourage new developments that maintains the
"small town" character of the residential neighborhood surrounding Campbell's traditional
downtown area. Specifically, the guidelines encourage development which is compatible in scale to
the existing neighborhood, uses traditional building features including porches and direct entries
Staff Report - Planning Commission Meeting of February 23, 1999
PD 98-01/PM 97-06 - 271 & 275 Grant Avenue
Page 3
facing public streets, have a detached building format, and include sufficient front yard landscaping
and private useable yard areas. The proposed project is consistent with these policies.
Surrounding Neighborhood: The surrounding neighborhood on Grant Street, Central Avenue and
First Street consists of a variety of residential types including single family residences, attached
townhomes, and multiple family residences uses. The Civic Center Complex is situated across
Grant Street from the project site.
Site Plan: The site plan proposes the construction of two (2) detached residential units, each to be
constructed on a separate lot fronting Grant Street. Access to each of the lots will be provided by a
12-foot wide driveway. Each of the units will provide a minimum setback of five (5) feet for the
first story portions of the residence and a minimum setback of (10) ten feet for the second story
portions along the side and rear property lines. The front yard setback is shown at 12-feet from a
separated sidewalk along Grant Street to the porch and 18-feet to the residence.
Unit Design: The proposed design of the units will be two stories and will incorporate a traditional
residential style with elements of Victorian style homes. The units will have horizontal wood
siding, gabled roofs using composition shingles, wood trim around windows and a porch supported
by decorative wood columns.
Parking: The applicant is providing a total of 6 parking spaces for the project. Each unit will be
provided with a two-car garage/carport and a tandem parking space in the driveway. The project
meets the City's single family parking requirements by providing a minimum of 2 parking spaces
per unit.
Site and Architectural Review Committee: The Site and Architectural Review Committee
considered this application at its meeting of February 9, 1999. The Committee was supportive of
the application as proposed and found that the project would be a good complement to this section
of Grant Street.
Attachments:
1. Findings recommending approval of a Planned Development Permit (PD 98-07)
2. Conditions of Approval for a Planned Development Permit (PD 98-07)
3. Exhibits
4. Location Map ~
Prepared by: [ '\ ~
Tim J. }-~, As(X/ociate Planner
Approved by: ~ ~,~-'-'~ Sharon Fierro, Senior Planner
Attachment # 1
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PD
SITE ADDRESS: 271 & 275 Grant Street
APPLICANT: Silicon Valley Habitat for Humanity
P.C. MEETING: February 23, 1999
98-07
Findings for the Planning Commission to recommend that the City Council Approve a Planned
Development Permit to allow the construction of two detached single family homes.
The Planning Commission finds as follows with regard to File No. 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.
2. The proposed project is consistent with the Downtown Neighborhood Development Policies and
the Design Guidelines for Low Medium Density Residential projects.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. 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:
1. 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.
3. 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.
4. 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.
6. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PD 98-07
SITE ADDRESS: 271 & 275 Grant Street
APPLICANT: Silicon Valley Habitat for Humanity
P.C. MEETING: February 23, 1999
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 State of
California. The lead department with which the applicant will work is identified on each condition
where necessary. 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 that
pertain to this development and are not herein specified:
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:
a. Preparation of landscape plans consistent with the City's Water Efficient Landscape
Guidelines (WELS).
b. Provision of street trees and trees in the front yard area with a minimum container
size of 15 gallons.
c. Illustrate the landscaping of street front yards.
5. 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).
8. Parking and Driveways: All parking and driveways shall be developed in compliance with the
standards in Chapter 21.50 of the Campbell Municipal Code.
CONDITIONS OF APPROVAL FOR FILE NO. PD 98-07
SITE ADDRESS: 271 & 275 Grant Street
APPLICANT: Silicon Valley Habitat for Humanity
P.C. MEETING: February 23, 1999
page 2
9. 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:
10. Addressing: Provide minimum 4" address numbers visible to the public right of way.
PUBLIC WORKS DEPARTMENT
11.
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.
12.
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.
13.
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.
14. Preliminary_ Title Report: The applicant shall provide a current Preliminary Title Report.
15.
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.
CONDITIONS OF APPROVAL FOR FILE NO. PD 98-07
SITE ADDRESS: 271 & 275 Grant Street
APPLICANT: Silicon Valley Habitat for Humanity
P.C. MEETING: February 23, 1999
page 3
16.
17.
18.
19.
20.
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.
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.
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.
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.
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.
CITY OF CAMPBELL
Community Development Department · Current Planning
February 12, 1999
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, February 23, 1999, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Bill Arnopp, on behalf of Silicon Valley Habitat for
Humanity, Inc., for a Planned Development Permit (PD 98-07) to allow the construction
of two new single-family residences on property located at 271 & 275 Grant Street in a
PD (Planned Development) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Hearing described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Hearing. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PD 98-07
Address: 271 & 275 Grant Avenue
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 . F^X 408.866.8381 - TDD 408.866.2790
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CITY OF CAMPBELL
Community Development Department · Current Planning
February 2, 1999
Re: PD 98-07 - 271 & 275 Grant Street
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, February 9, 1999
Time: 6:40 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, February 23, 1999
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. H'aley
Associate Planner
Bill Arnopp, Executive Director (Applicant)
Habitat for Humanity
888 N. First Street, #215
San Jose, CA 95112
City of Campbell (Property Owners)
c/o Kirk Heinrichs, Redevelopment Agency
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · mD 408.866.2790
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CITY OF CAMPBELL
Community Development Department · Current Planning
January 19,1999
Mr. John Dawson
Silicon Valley Habitat for Humanity
888 North First Street, Suite 215
San Jose, CA 95112
Re: PD 98-07 - Application Completeness
Grant Street
Dear Mr. Dawson:
Please be advised that the Community Development Department has reviewed your Planned Development Permit
Application for the above reference property and has deemed it to be incomplete. The following information is
necessary to complete the application:
1. Submittal of a plot plan depicting location of buildings on adjacent properties relative to the proposed homes.
2. Submittal of a conceptual landscape plan for the project. This plan should delineate front yard landscaping,
street trees and planned fencing both decorative and functional.
3. Reduced colored elevations for the Planning Commission and City Council packets (11" x 17" format)
4. Recommendation to investigate minor architectural changes as follows:
a) Setback the second story elevation at bedroom #2 to create a single story porch shed
b) Provide a slight setback from the residence to the garage/carport building plane.
c) Provide a decorative garage door which' complements the building style.
This application has been tentatively scheduled for the Planning Commission meeting of February 23, 1999 and
the Site and Architectural Review Committee meeting of February 9, 1999.
If you should have any questions regarding the requested information or if you would like to discuss these items,
please do not hesitate to contact the undersigned at 866-2144.
70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
Completeness Letter- PD 98-07- Grant Slxeet Page 2
Sincerely,
Associate Planner
cc: GeoffBradley, RDA
Silicon Valley
Habitat for Humanity, Inc.
888 North First Street, Suite 215
San Jose CA 95112
Telephone 408.294.6464
Fax 408.294.6462
www. habitatsanjose.org
December 30,1998
City of Campbell
70 North First Street
Campbell, Ca. 95008
RE: P-D Permit Application
APN 279-40-020
Gentlemen:
In response to the "Submittal requirements" in support of the above application we submit the following
Preliminary Development schedule:
December 30, 1998
January, 1999
February, 1999
March, 1999
Submittal of PD Permit Application
Civil Engineering firm begins work on Tentative Parcel Map.
Execution of Development Agreement
Neighborhood Meetings.
Beginning of Homeowner Application and Selection Process.
Approval of PD Application by City of Campbell Planning Commission..
Submission of Tentative Parcel Map
Approval of PD Application by City of Campbell City Council.
April, 1999
Close of Escrow
Completion of Working Drawings by Architects.
Submission of Plans to City of Campbell Building Dept.
May, 1999
Respectfully Submitted
Bill~opp ~ ~,'
~E~Daw¢on ~, .
~mction Chai~
Final Selection of Families. (May 1)
Begin Construction (May 15)
CITY OF CAMPBELL
Community Development Department
October 27, 1998
Mr. Geoff Bradley
Redevelopment Agency
Re: PA 98-61 - 251 Grant Street APN: 279-40-20
Dear Geoff:
Thank you for your submittal of a preliminary application for the construction of two detached
dwelling units on the subject property.
The subject property is zoned P-D(Planned Development) and is shown as a (Low - Medium
Density Residential/Office) land use on the city's General Plan. Approval of a project will require
approval of a Planned Development Permit and a Parcel Map if the property is to be subdivided.
This action requires City Council action upon recommendation of the Planning Commission and is
considered at a public hearing at each review level.
The following concerns are also raised:
· The submitted plans are not scaled so it is difficult to determine the appropriateness of the
setbacks and building coverage. A minimum front yard setback of 15 ' should be provided and a
maximum building coverage of 40 percent should not be exceeded.
· The porch, door and skylight details are incompatible with a traditional and conservative design
we would recommend in the downtown core.
· It is anticipated that new electrical services would be undergrounded.
· Comments from the Engineering Land Development section and the Fire District are attached.
It may be helpful to set up a meeting to go over these comments and to review the approval process
as things progress, please give me a call at your convenience.
Tim J. Haley,
Associate Planner
CC:
Harold Housley, Land Development Engineer
Sharon Teeter, Housing and Community Development Coord.
Wayne Hokanson, S. C. County Fire Department
Sharon Fierro, Senior Planner
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2130 - FaX 408.866.8381 - TDD 408.866.2790