PC Res 3208RESOLUTION NO. 3208
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-
FAMILY RESIDENCE ON PROPERTY LOCATED AT 1360 HARRIET
AVENUE IN AN R-l-9 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF GLUSH DESIGN ASSOCIATES. FILE
NO. S 98-06.
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 did find as follows
with respect to application S 98-06:
The proposed project is consistent with the R-l-9 (Single family residential) zoning district
where applicable and the development standards as required per the Zoning Ordinance and the
San Tomas Area Neighborhood Plan.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
The development of the property will result in a density of 3.7 dwelling units per gross acre and
is consistent with the General Plan density of less than 4.5 dwelling units per gross acre for this
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan, Zoning Ordinance and San
Tomas Area Neighborhood Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the immediate
area.
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 that pertain to
this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
construction of a new 4,003 square foot, two-story, single family residence located at 1360
Harriet Avenue. Project approval shall substantially comply with project plans prepared by
Glush Design Associates dated September 1998, except as modified by the Conditions of
Approval herein.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 2
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10.
Site and Architectural Approval Expiration: The Site and Architectural approval (S98-06) for
this project is valid for a period of one year from the Planning Commission approval. All
conditions of approval specified herein must be completed within one year from the date of
approval or the permit shall be void.
Building Division Requirements: Applicant shall comply with all Building Code requirements
and obtain necessary permits as determined by the City's Building Division.
Building Division submittals shall include the conditions of approval as a portion of the plan
check cover sheets.
Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single-
family residence unless a credit may be applied for a preexisting legal single family use on the
property. Full payment of this fee is due prior to issuance of a certificate of building occupancy.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted prior to
the issuance of building permits.
Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
Parking and Driveways: All parking and driveway areas shall be developed in compliance with
the standards in Chapter 21.50 of the Campbell Municipal Code.
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the
City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation Ordinance to
indicate how trees to be retained on site will be protected during construction, prior to issuance
of building permits.
Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the net lot
area and shall be noted on plans to be submitted to the Community Development Department
prior to issuance of building permits.
San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements
of the City's San Tomas Area Neighborhood Plan.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 3
CENTRAL FIRE DISTRICT:
11. Property Address: Applicant shall provide the Central Fire District with the newly established
address to be assigned to the property prior to issuance of building permits.
12. Development Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to Fire Department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall apply to the City's Building Division
for applicable construction permits
PUBLIC WORKS DEPARTMENT
13. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
14.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant a 10-foot-wide strip of property along the
Harriet Avenue frontage to accommodate a 30-foot half street for Public Street Purposes
and sufficient right-of-way at the southeast comer of Harriet Avenue and Walters to
provide for a 20-foot radius property line return to the Walters Avenue right-of-way.
15.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 10-foot Public Service Easement on private property contiguous
with the public right-of-way along the Walters Avenue frontage. The applicant shall
cause all documents to be prepared by a registered civil engineer/surveyor and submitted
to the City for review and recordation.
16.
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant 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:
! Remove all of existing pavement from centerline easterly (approximately 6' wide)
plus approximately one-half of the intersection pavement.
· Reconstruct the pavement with 4 inches of AC on 12 inches of AB.
· Construct temporary asphalt curb (epoxy and dowels) across the property frontage to
match the existing curb adjacent to the site.
· Construction of new 5-foot concrete sidewalk across the property frontage with face of
sidewalk to match alignment of adjacent sidewalk.
· Construction of new modified driveway approach.
· Protection of existing trees and utilities.
· Design of horizontal and vertical location of future standard curb, gutter, and
sidewalk.
· Construction of conforms as necessary to join existing improvements.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 4
17. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
18.
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. Utilities
to both residential structures shall be installed underground. Applicant shall comply with
all plan submittals, permitting and fee requirements of the serving utility companies.
19.
Utility Installation Plan: Prior to issuance of building permits for the site, 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. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
20.
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.
21.
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 $747 for this parcel.
22.
Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best
Management Practices handbook prepared by the Storm Water Quality Task Force, Santa
Clara Valley Water District and the City of Campbell Municipal Code regarding Storm
Water Pollution Prevention.
COMMUNITY DEVELOPMENT DEPARTMENT
23. Existing Residence: The existing residence in the center of the project site shall be
removed prior to the building occupancy of the new residence.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 5
PASSED AND ADOPTED this 24th day of November, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners: Francois, Gibbons, Jones, Keams, Lindstrom, Meyer-Kennedy
Commissioners: Lowe
Commissioners: None
Commissioners: None
AP PROV~.Lo~~
Steve Piasecki, Secretary