PC Res 2815RESOLUTION NO. 2815
PLANNING COMMISSION
CITY OF CAMPBELL
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL, RECOMMENDING APPROVAL OF A
TENTATIVE SUBDIVISION MAP, ALLOWING THE CREATION
OF INTO SIX SINGLE-FAMILY LOTS, ON PROPERTY LOCATED
AT 1228 HARRIET AVENUE, APPLICATION OF MRS. LOUISE
BOGDAN. APN: 403-13-125, 126, FILE NO. TS 92-01.
After notification and public hearing as specified by law on the application for
approval of a Tentative Subdivision Map to allow the creation of six single-family
lots on properties located at 1228 Harriet Avenue, in an R-l-9 (Single-Family
Residential) Zoning District; as per the application filed in the Planning
Department on May 27, 1992; and, after presentation by the Planning Director,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did
find as follows, with respect to File No. TS 92-01:
The proposed subdivision density of 3.2 units per gross acres is consistent
with the Low Density Residential Land Use designation of the General Plan;
o
The proposed map is consistent with the development standards for a R-1-9
(Single-Family Residential) Zoning District;
3. The proposed subdivision layout allows for access to sunlight; and
o
An initial study was prepared and no significant environmental impacts
were found.
Based upon the foregoing findings of fact, the Planning Commission further finds
and concludes that:
1. The proposed subdivision is consistent with the General Plan;
o
The proposed subdivision does not impair the balance between the housing
needs of the region and the public service needs of the residents and
available fiscal and environmental resources;
o
The design of the subdivision provides, to the extent feasible, for future
passive or natural heating or cooling opportunities; and
No substantial evidence has been presented which show that the project, as
currently presented, and subject to the required conditions, would have a
significant adverse impact on the environment.
Resolution No. 2815
adopted by the Planning Commission on
September 22, 1992
page two
Based upon the above-findings, the Planning Commission does hereby
recommend approval of this map, attached as Exhibit A, subject to the
Conditions of Approval attached hereto, as Exhibit B.
PASSED AND ADOPTED this 22nd day of September 15, 1992, by the following
roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
Meyer-Kennedy, Higgins, Perrine, Wilkinson,
Dougherty, Alne, Fox
None
None.
A'I'TEST:
APPROVED BY:
Steve Piasecki, Secretary
David Fox, Chairperson
RESOLUTION NO.
CITY COUNCIL
CITY OF CAMPBELL, CALIFORNIA
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL, APPROVING A TENTATIVE SUBDIVISION MAP,
ALLOWING THE CREATION OF INTO SIX SINGLE-FAMILY
LOTS, ON PROPERTY LOCATED AT 1228 HARRIET AVENUE,
APPLICATION OF MRS. LOUISE BOGDAN. APN: 403-13-125, 126,
FILE NO. TS 92-01.
After notification and public hearing as specified by law on the application for
approval of a Tentative Subdivision Map to allow the creation of six single-family
lots on properties located at 1228 Harriet Avenue, in an R-l-9 (Single-Family
Residential) Zoning District, as per the application filed in the Planning
Department on May 27, 1992; and, after presentation by the Planning Director,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as
follows, with respect to File No. TS 92-01:
The prOposed subdivision density of 3.2 units per gross acres is consistent
with the Low Density Residential Land Use designation of the General Plan;
The proposed map is consistent with the development standards for a R-l-9
(Single-Family Residential) Zoning District;
3. The proposed subdivision layout allows for access to sunlight; and
o
An initial study was prepared and no significant environmental impacts
were found.
Based upon the foregoing findings of fact, the Planning Commission further finds
and concludes that:
1. The proposed subdivision is consistent with the General Plan;
o
The proposed subdivision does not impair the balance between the housing
needs of the region and the public service needs of the residents and
available fiscal and environmental resources;
o
The design of the subdivision provides, to the extent feasible, for future
passive or natural heating or cooling opportunities; and
No substantial evidence has been presented which show that the project, as
currently presented, and subject to the required conditions, would have a
significant adverse impact on the environment.
Resolution No.
adopted by the City Council on
October 20, 1992
page two
Based upon the above-findings, the City Council does hereby approve this map
(Exhibit A), and subject to the Conditions of Approval attached hereto, as Exhibit
B.
PASSED AND ADOPTED this 20th day of October 1992, by the following roll call
vote:
AYES:
NOES:
ABSENT:
Councilmembers:
Councilmembers:
Councilmembers:
APPROVED BY:
Donald R. Burr, Mayor
ATrEST:
Barbara Kee, City Clerk
CONDITIONS OF At ~ROVAL
FSITE ADDRESS:
APPLICANT:
P.C. MEETING DATE:
1228 Harriet Avenue
L. Bogdan
September 22, 1992
Exhibit B
Conditions of Approval
The applicant is hereby notified, as part of this application, that he/she is required
to meet the following conditions in accordance with the Ordinance of the City of
Campbell and the State of California. 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 which pertain to this
development and are not herein specified.
Phase h The following conditions shall be satisfied prior to final map submittal
for Phase I:
SITE AND BUILDING DESIGN
Approved Project: Approval is granted for a Tentative Subdivision Map.
The map shall substantially conform to the map prepared by Mark Thomas
& Co. Inc., dated May 12, 1992, except as may be modified by the Conditions
of Approval. (Planning)
Proposed Lot Lines: Modify the lot line between lots one and two to provide
lot two with approximately 20 feet of additional street frontage and the lot
line between lots five and six to provide lot five with approximately 15 feet
of additional street frontage for approval by the Planning Director, prior to
the submittal of the Final Map. (Planning)
LANDSCAPING AND FENCING
o
Tree Preservation: Submit a tree inventory and tree preservation plan to
ensure protection of mature trees. Parcel lines may be adjusted slightly to
accommodate the preservation of any significant trees. The plan must be
prepared by a licensed arborist and approved by the Planning Director prior
to Final Map approval. (Planning)
o
Retaining Walls: Retaining walls at property lines are limited to a height of
15 inches if constructed of wood. (Building)
STREET/SITE IMPROVEMENTS
5. Parking and Driveways: All parking and driveway areas to be developed
in compliance with Chapter 21.50 of the Campbell Municipal Code.
(Planning)
°
Signs: Submit a Sign Application in accordance with the provisions of
the Sign Ordinance for all signs. No sign shall be installed until an
application is approved and a permit issued by the Building Department.
TS 92-0
Conditions of A~roval
September 22, 1992
Pa~e 2
(Section 21.53 of the Campbell Municipal Code). (Planning)
o
Property Maintenance: The applicant is hereby notified that the property
is to be maintained free of any combustible trash, debris and weeds, until
the time that actual construction commences. All existing abandoned
structures shall be secured by having windows boarded up and doors
sealed shut, or be demolished and removed from the property. Section
11.201 & 11.414, 1985 Ed. Uniform Fire Code. (Fire Department)
o
Trash Containers: Trash container(s) of a size and quality necessary to
serve the development shall be located in area(s) approved by the Fire
Department. Unless otherwise noted, enclosure(s) shall consist of a
concrete floor surrounded by a solid wall or fence and have self-closing
doors of a size specified by the Fire Department. All enclosures to be
constructed at grade level and have a level area adjacent to the trash
enclosure area to service these containers. (Fire Department)
o
Utility Boxes:
Applicant to submit a plan to the Planning Department, prior to
installation of PG&E utility (transformer) boxes, indicating the location of
the boxes and screening (if boxes are above ground) for approval of the
Planning Director. (Planning)
10.
Utility Connections: Plans submitted to the Building Division for plan
check shall indicate clearly the location of all connections for
underground utilities including water, sewer, electric, telephone and
television cables. Each lot shall have separate utilities. (Planning &
Building)
11.
Wells: In accordance with the Santa Clara water District Ordinance 90-1,
the property owner must show any existing well (s) on the plans. The
well(s) must be properly with the District and either maintained or
abandoned in accordance with District standards. Property owners or
their representatives should call David Zozaya at (408) 927-0710 for
information regarding well permits and the registering of, or
abandonment, of, any wells. (Santa Clara Valley Water District)
12.
13.
Noise Levels: Noise levels for the interior of residential units shall
comply with minimum State (Title 25) and local standards as indicated in
the Noise element of the Campbell General Plan.
Prior to final map approval for the Phase I: Applicant to submit plans to
construct a covered parking space on the 26,400 square foot parcel to be
constructed with in 6 months of the final map approval. (Planning)
TS 92-0
Conditions o[ A~roval
September 22, 1992
Pa~e 3
14.
Site and Architectural Review Permits: All development proposed
residences on vacant R-l-9 zoned lots, will require Site and Architectural
Review Permits. (Planning)
15. Storm Drain Fee: Pay storm drain area fee of $3,525.00.
16. Dedicating Lands for Parks: Pay fee in-lieu of dedicating lands for parks in
the amount of $8,242.50 (for one additional lot). (Public Works)
17. Offer for dedication land necessary for 56 foot wide cul-de-sac as outlined
on the attached map. (Public Works)
18.
Deferred Improvement Agreement: Execute a deferred improvement
agreement to install improvements from the existing improvements on
harriet Avenue throughout the new street. This agreement shall obligate
the owner of Lot 1 to install improvements along the frontage of Lot 1 on
the new street, as well a one-sixth of the improvements from the new
street to the existing improvements on Harriet Avenue. The agreement
shall obligate the owner of Lot 2 to install the remainder of the
improvements throughout the new street to the existing improvements
on Harriet Avenue. this agreement shall be recorded by the owner as an
agreement running with the land. The owners shall install street
improvements upon further subdivision of either of the two new lots as
directed by the City Engineer. (Public Works)
19. Parcel Map: Process and file a parcel map to create the two lots. (Public
Works)
Phase II: The following conditions shall be satisfied prior to the final map
approval for Phase II:
20.
Assessment of Historical Structures:
a. The property owner shall provide a historical assessment of the
carriage house and barn. The assessment shall be coordinated by staff
and the findings will be subject to review by the Historic
Preservation Board. (Planning)
be
If the Historic Preservation Board finds the buildings historically
significant, then a feasibility and cost assessment for preserving the
structures and/or relocating them shall be provided by the property
owner. If restoration and/or relocation of the structures is found to
be feasible then the structures will be included on the Historic
Resource Survey and a recommendation may be forwarded to
designate the structures as Historic Landmarks. If the buildings are
TS 92-0 September 22, 1992
Conditions of A?proval Pa~e 4
not found historically significant by the Historic Preservation Board,
then the property owner may proceed and submit the final map for
the proposed subdivision. (Planning)
If the Planning Director and the Historic Preservation Board find that
it is feasible to relocate and preserve the barn and/or the carriage
house, than a preservation plan and/or relocation plan must be
submitted to Planning Department, and approved by the Planning
Director. (Planning)
All of the above items shall be completed prior to the approval of the
Final Map. (Planning)
21.
Provide a clearance letter from West Valley Sanitation District confirming
that the District has approved plans and received surety and fees for the
installation of a sewer system to serve all lots within the subdivision.
Sanitary sewerage service is to be provided by West Valley Sanitation
District. (Public Works)
Provide a letter from San Jose Water Company confirming that a Mail
Extension Agreement has been executed by the owner to install a water
distribution system to serve all lots within the subdivision. Water service
is to be provided by San Jose Water company. Locations of fire hydrants
and appurtenances shall be approved by the Fire Chief, Fire Department,
City of Campbell. (Public Works)
Pay fee in lieu of dedicating lands for parks in the amount of $32,970 (4
additional lots at $8,242.59 each). Note: Upon development, each lot will
be charged its proportional share of a park impact fee for five additional
dwelling units based upon the rate in effect at the time of development
with credit for a proportional share of the fee currently charged. A credit
shall be given for the existing dwelling unit on Lot 2 if the owner can
show that this dwelling unit was legally created. (Public Works)
Dedicate additional land for a 56 foot wide cul-de-sac and obtain the
approval of the Civic Improvement Commission for the name of the new
street. (Public Works)
25.
Execute an improvement agreement to install improvements throughout
the new street to the existing improvements on Harriet Avenue a
directed by the City Engineer. (Public Works)
26.
Submit street improvement plans, pay fees, post surety and deposits for
an encroachment permit for all work within the public right-of-way.
Street improvement plans shall be approved by the City Engineer prior to
TS 92-0 September 22, 1992
Condit!ons of A[~roval Pa~e 5
approval of the final map. (Public Works)
27. Provide three sets of grading and drainage plans for review by the City
Engineer. (Public Works)
28. Process and file a final map for creation of 5 additional lots. Submit a copy
of the recorded final map to the City Engineer. (Public Works)