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Zoning Letter - 2010Community Development Department November 4, 2010 Shannon Vogele National Zoning Associates 4616 NW 159th Street Edmond, OK 73013 Re: File No: PLN2010-259 Address: 1845 S. Bascom Ave. -The Pruneridge Plaza Apartments Application: Zoning Certification Letter Dear Ms. Vogele, This letter is in response to your request for a zoning certification letter received by this department on October 27, 2010. Please be advised of the following: Site Conditions: The above referenced property is composed of three assessment parcels identified on the assessment maps of the Santa Clara County Assessor Office as parcel numbers 288-03-006, 288-03-019, and 288-03-020 (referenced enclosed map). Each of the assessment parcels is improved with a residential apartment building, for a total of three buildings composing the Pruneridge Plaza Apartments complex. The enclosed aerial map identifies the location of the assessment parcels and apartment buildings. Ownership: Our records indicate that the property is currently owned by Pruneridge South Bascom LP in care of Rutherford Investments. Zonis /General Plan Designations: The property is zoned P-D (Planned Development) with a General Plan Land Use designation of Commercial/Prof. Office/Residential. Surroundin,.g Land Uses: The property is surrounded by the following Zoning and Land Usf> Districts: ^ North: C-PD (Condominium Planned-Development) /Commercial/Prof. Office/Residential P-D (Planned Development /Commercial/Prof. Office/Residential. ^ South: C-2-O (General Commercial -Overlay District) /General Commercial ^ East: South Bascom Avenue (no abutting property) ^ West: P-D (Planned Development /Commercial/Prof. Office/Residential Code Violations: As of this date, there are no active complaints regarding violation of the zoning laws, rules, and regulations. Zoning Verification_Letter - 1845 S. Bascom Ave. -Page 2 of 2 Land Use Entitlements: A 106 unit apartment complex with four offices was approved by Planning Commission action of an 'S' (Site) Approval on July 5, 1960 (reference enclosure). This approval appears to have been modified by a subsequent 'S' Approval, granted by the Planning Commission on April 17, 1962 (reference enclosure).' An undated copy of a site plan for this project is enclosed for your reference. Although it is undated, the site plan appears to be part of the 1962 'S' application. It indicates the existence of an existing 37-unit apartment building fronting Bascom Avenue and the proposed construction of one 38-unit and one 30-unit apartment building. This would indicate t11at the total number of permitted units for the property is 105. The property was later rezoned from C-1-S (Commercial) to P-D (Planned Development) by City Council Ordinance No. 836 (reference enclosure) on March 27, 1972. The property has not been subject to any further land use entitlement applications since this time. Please note that this property was once one contiguous parcel. Since the completion of the project, the City constructed a new roadway that bisected the property into two. Conformity: The P-D (Planned Development) Zoning District does not specify development standards such as setbacks, height, lot coverage, and floor-area-ratio. Development standards are determined by approval of a development permit. Allowable land-uses in the Planned Development Zoning District-are those that are determined to be consistent with the underlying General Plan Land Use designation. The property's Commercial/Prof. Office/Residential Land Use designation allows residential development, such as apartments and condominiums, up to a maximum density of 27 units per gross acre. For the purposes of residential density, projects composed of multiple parcels in the Planned Development Zoning District are generally reviewed collectively. Therefore, based on the gross lot area of the project (gross lot area includes the legal lot plus the land area adjacent to the parcels to street center line) the property is developed at approximately 33 units per gross acre. This density is greater than allowed by the Commercial/Prof. Office/Residential Land Use designation. The property is therefore considered a legal "nonconforming" use due to the developed density of the project. However, pursuant to the Campbell Municipal Code, Section 21.58.050(E)(4), the same development standards that applied during the original construction (including the permitted number of units) would be allowed for purpose of reconstruction or replacement of the building resulting from damage or destruction caused by earthquake, fire, flood, wind, or other calamity or act of God or the public enemy. Please do not hesitate to contact me at (408) 866-2193 or by email at danielfC~~citvofcampbell.com, if you should have any questions regarding the information in this letter. Sincerely Daniel Fama Assistant Planner Encl: Assessor Map Aerial Map Planning Commission Approval Document, July 5, 1960 Planning Commission Approval Document, April 18, 1962 City Council Ordinance No. 836, adopted March 27, 1972 Site Plan, undated cc: Paul Kermoyan, Planning Manager Please note that although these approval documents specify different addresses (195 N Bascom Avenue, San Jose-Los Gatos Road, 1845 S. Bascom), based on the administrative record, these documents all pertain to the subject property.