PC Res 3026RESOLUTION NO. 3026
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL APPLICATION TO ALLOW THE
CONSTRUCTION OF FIVE SINGLE FAMILY RESIDENCES ON
PROPERTY LOCATED AT 1222 HARRIET AVENUE, ON BEHALF
OF MR. BRUCE BOWEN. FILE NO. S 96-01 THROUGH S 96-05.
After notification and Public Hearing as specified by law on the above-
referenced application as per the application filed in the Planning Department
and, after presentation by the Community Development Director, proponents
and opponents, the hearing was dosed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to File No. S 96-01 through S 96-05:
The proposed dwellings utilize traditional building forms consistent
with the San Tomas Area Neighborhood Plan and the surrounding area.
The proposed elevations are well designed and incorporate architectural
details such as porch elements, decorative windows, and exterior
buildings materials that enhance the development.
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The proposed project meets the development standards of the R-l-9
Zoning District and the San Tomas Area Neighborhood Plan.
The development of the property results in densities ranging from 3.7 to
4.0 units per gross acre which is consistent with the General Plan density
of less than 4.5 units per gross acre shown for this area.
The provision of substantial on-site landscaping, the preservation of
existing mature trees, and the proposed front yard landscaping of the
properties will greatly contribute to the quality of the development and
enhance the neighborhood.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
The proposed project is consistent with the General Plan and zoning,
and
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The proposed project will aid in the harmonious development of the
immediate area.
Planning Commission Resolution No. 3026
S 96-01 through S 96-05 - 1222 Harriet Avenue
Page 2
Approval is effective ten days after decision of approval of the Planning
Commission, unless an appeal is filed, subject to the following Conditions of
Approval:
APPROVED USE
1. Approved Project: Approval is granted for a Site and Architectural
Review Permit allowing five new single family residence on property
located at 1222 Harriet Avenue, Lots 1 through 5. Project approval shall
substantially comply with project plans prepared by Chris Spaulding
dated April 19, 1996, except as modified by the Conditions of Approval
herein.
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Fences: Submit a fencing plan indicating location and details of fencing
including on a site plan for approval by the Community Development
Director, prior to issuance of building permits.
Landscaping: Four copies of a landscaping plan indicating type and size
of plant material, planting details and irrigation system for the front
yards to be submitted to the Community Development Department
prior to issuance of building permits.
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Performance Bond: Applicant to either: 1) post a faithful performance
bond in the amount of $5,000 for the subject property to ensure
landscaping, and fencing within three months of completing
construction and prior to final occupancy; or 2) file a written agreement
to complete landscaping, fencing and driveway areas prior to final
occupancy.
Park Impact Fee: The applicant shall pay a park impact fee of $10,990 for
the each new single family residence prior to certificate of building
occupancy.
Tree Plan and Replacement: A) Install one tree for every 2,000 square feet
of lot area for each lot with credit granted for trees over 8" in diameter.
Said trees shall be reflected on the landscape plans and shall be located
within the net lot area of each lot. B) Trees over 8" that are removed
shall be replaced at a ratio equivalent to the diameter of the tree
removed and utilizing a minimum of 24" box trees.
Planning Commission Resolution No. 3026
S 96-01 through S 96-05 - 1222 Harriet Avenue
Page 3
o
10.
Public Street Improvements: Prior to recording of the Final Map for the
site, the applicant shall prepare plans, pay fee, post securities and
deposits and provide insurance as required by the recorded deferred
street improvement agreement. Public street improvement plans shall
be prepared by a registered Civil Engineer licensed in the State of
California and include the following:
Ao
Littleton Place: Remove and replace or relocate, as necessary, the
existing pavement, curb, gutter, sidewalk, utilities and related
improvements on Harriet Avenue to accommodate and conform to
the new street (to centerline of Harriet). Construct complete
Littleton Place street improvements in accordance with the
requirements of the San Tomas Area Neighborhood Plan for a new
minor local access street. This includes modified rolled curb and
gutter (detail to be provided by City) and pavement to provide for a
34 foot street width and 70 foot diameter cul-de-sac. Construct
storm drain and provide related easements. Video tape public
storm drain line prior to acceptance by City. Curb and gutter
transitions shall be provided from Littleton Place to join the
existing curb on Harriet Avenue. Install stop sign and related
striping on Littleton Place at Harriet Avenue. Install handicap
ramps at the northeast and southeast corners of Littleton Place and
Harriet Avenue. Remove existing driveway and construct new
driveway on Littleton Place for the existing residence on the
northeast comer of Littleton Place and Harriet Avenue.
Completion of Public Street Improvements: All public street
improvements required by the encroachment permit must be completed
and accepted by the City Engineer prior to occupancy, unless otherwise
approved by the City Engineer.
Grading and Drainage Plans: Prior to issuance of any building permits
for the site, the applicant shall prepare grading and drainage plans and
conduct hydrology studies as necessary to determine the adequacy of the
site drainage with the proposed improvements.
Underground Utilities: Install electrical, telephone and cable television
distribution and service facilities underground, in accordance with the
provisions of Chapter 20.36.150 of the Campbell Municipal Code and as
required by the City Engineer, prior to occupancy.
Planning Commission Resolution No. 3026
S 96-01 through S 96-05 - 1222 Harriet Avenue
Page 4
11.
12.
13.
14.
Right-of-Way Dedication and Vacation: The applicant shall provide
right-of-way dedications in accordance with the San Tomas Area
Neighborhood Plan which requires a 40 foot street right-of-way and 76
foot cul-de-sac right-of-way. Provide ten foot public utilities easement
beyond public right-of-way. The applicant shall also submit an
application to reduce the right-of-way width to a 20 foot half-street
adjacent to Parcel 1 of said Parcel Map and to a 20 foot half street on
Littleton Place along the southerly property line of the existing lot at the
northeast corner of Littleton Place and Harriet Avenue.
Process and File a Final Tract Map: Prior to recording a Final Tract Map,
the applicant shall:
A. Submit Final Tract Map for approval by the City Engineer.
Be
Furnish current Preliminary Title Report(s). Comply with Section
66436 of the Subdivision Map Act regarding existing record title
interests of others.
Provide a soils report, prepared by a registered Geotechnical or
qualified Civil Engineer.
D. Furnish the City with security guaranteeing the cost of setting all
monuments as shown on the Final Map.
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Comply with Sections 66494 and 66493 of the Subdivision Map Act
regarding taxes and assessments.
Utility Construction Coordination in Public Right-of-Way: The
applicant shall submit a Utility Coordination Plan for Harriet Avenue
for approval by the City Engineer, for installation of electrical, gas,
telephone, cable television, sewer, water and storm drain improvements
showing how to minimize damage to City streets, sidewalks and related
facilities.
Roadways: Roadways shall be in place to the point of first lift of asphalt
prior to the start of framing construction. Permits may be issued for
grading and foundation only, until fire department clearance is received.
Planning Commission Resolution No. 3026
S 96-01 through S 96-05 - 1222 Harriet Avenue
Page 5
15.
16.
17.
Note: Alternate methods of compliance for requirements relative to
access and water supplies may be considered for approval if the Fire
Chief determines that the alternative satisfactorily meets the intent of
the Fire Code. The applicant must specify how the proposed alternate
design or method of compliance will be equivalent to the requirement(s)
as set fort in the conditions of approval.
Building Codes: Comply with current editions of the Uniform
Construction Codes 1994 Editions and the NEC 1993 Editions. Plans shall
be submitted to the Building Department prior to the commencement of
construction and meet all codes and requirements as determined by the
Building Official.
Development Approval Expiration: The Site and Architectural approval
for this project is valid for a period of one year from the Planning
Commission approval.
Site
Construction
Construction and Equipment: Applicant shall utilize construction
equipment which adequately levels the noise in accordance with
Section 18.02.030 of the City of Campbell Municipal Code.
Construction activity and construction equipment shall comply
with all air quality emission policies as determined by the Bay Area
Air Quality Management District and the Building Official for the
City of Campbell.
Construction Hours: Hours of construction shall be limited to 8 a.m.
To 5 p.m., Monday through Friday, and 9 a.m. To 4 p.m. Saturdays.
No construction is permitted on Sundays or Holidays.
C. Construction Site:
The construction site shall be sprinklered with water, as
necessary, but not less than twice per day, in areas of new
construction or grading where dirt is exposed, to control dust.
2. Haul trucks and material stockpiles shall be covered.
Planning Commission Resolution No. 3026
S 96-01 through S 96-05 - 1222 Harriet Avenue
Page 6
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The construction area and surrounding areas shall be swept as
necessary, but not less than once daily. All areas shall be
adequately fenced for safety per the Building Official during
construction and demolition.
18.
Demolition Permit: Applicant is required to obtain a approval of
demolition permit, subject to review by Historic Preservation Board, and
the Community Development Department, and approval by the
Building Official, prior to demolition of any structures on site. The
applicant is required to comply with all remaining Conditions of
Approval for the demolition permit of the carriage house and barn,
adopted by the Historic Preservation Board on July 20, 1994, prior to the
issuance of the demolition permit by the Building Official.
Applicant agrees to wait at least 60 days following this Planning
Commission approval (June 23, 1996) before demolishing the carriage
house structure to attempt to reach agreement to preserve said structure.
PASSED AND ADOPTED this 23rd day of April, 1996, by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Alne, Lowe, Meyer-Kennedy
Jones, Kearns
Lindstrom
APPROVED~/susan Kear~s, ~cting
ATTE St~ Secretar '
Chair