Parcel Map - 2000
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CITY OF CAMPBELL
Public W'orks Department
March 4, 2002
Homoyoun Farahani
301 Budd Avenue
Campbell, CA 95008
Re:
Application PLN2000-59 at 301 Budd Avenue
Dear Mr. Farahani:
The Community Development Director at an Administrative Hearing on November 13, 2001,
approved a tentative parcel map to create two parcels, subject to the Conditions of Approval, for
the above subject property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants, and
the City's Public Works land development representative(s). The purpose of the meeting would
be to review the conditions of approval imposed by the Public Works Department and the
Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
1. Haror Housley, P.E.
Land Development Engineer
Cc:
Darcy Smith, Planner II
Kristy Camerer, Cross Land Surveying, 2210 Mt. Pleasant Rd., San Jose 95148
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CITY OF CA;\lPBELL
Community Devel()p"":¡~, Dc:,)artment - Curr<;;ylt P:.:lll,,;ng
November 15, 2001
Homayoun Farahani
301 Budd Avenue
Campbell, CA 95008
Re:
PLN2000-59 -301 Budd Avenue -- Tentative Parcel Map
Dear Mr. Farahani:
At an Administrative Hearing on November 13, 2001, the Community Development
Director conditionally approved the above-referenced tentative parcel map to create two
parcels, subject to the attached Conditions of Approval The effective date of this
approval is ten (10) days following the Community Development Director's decision and
is valid for twenty-four (24) months and will expire on November 23,2003.
If you should have any questions regarding this decision, please do not hesitate to contact
me at the Community Development Department at (408) 866-2193.
Sincerely,
&(1 ( ¡ ~Y1 cf;rL
Darcy Smitfi
Planner II
Attachments: Findings for Approval and Conditions of Approval
Cc:
Sharon Fierro, Community Development Director
Bo Chen, Assistant Engineer, Public Works
Kristy Comerer
Cross Land Surveying
2210 Mt. Pleasant Road
San Jose, CA 95148
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Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-59
SITE ADDRESS: 301 Budd Avenue
APPLICANT: Hadi Farahani and Homayoun Farahani
ADMINISTRATIVE HEARING: November 13, 2001
Findings for Approval of a Tentative Parcel Map to allow the creation of two single
family parcels.
The Director of Community Development finds as follows with regard to project number
PLN 2000-59:
1.
The development of the Tentative Parcel Map will result in a density of 3.0 dwelling units
per gross acre, which is consistent with the General Plan density of less than 6 dwelling
units per gross acre for the subject property.
2.
The proposed parcel map is consistent with the development standards of the R-I-6 Zoning
District.
3.
The proposed subdivision layout allows for access to sunlight.
4.
The project qualifies as a Class 15, Categorically Exempt project, per Section 15315
(Minor Land Divisions) of the California Environmental Quality Act.
5.
The provisions of the CC&Rs are necessary to ensure the long-term maintenance of the
common driveway and associated landscaping.
6.
The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the parcels.
Based upon the foregoing findings of fact, the Director of Community Development finds
and concludes that:
1.
The proposed subdivision is consistent with the General Plan and the Zoning Code.
2.
The proposed Tentative Parcel Map does not impair the balance between the housing needs
of the region and the public service needs of its residents and available fiscal and
environmental resources.
3.
The design of the tentative parcel map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities.
4.
The development and uses would be compatible with the General Plan of the City and will
Finding for Approval - Administrative Hearing - November 13,2001
PLN 2000-59 - 301 Budd Avenue
Page 2
aid in the harmonious development of the immediate area.
5.
There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-59
SITE ADDRESS: 301 Budd Avenue
APPLICANT: Hadi Farahani and Homayoun Farahani
ADMINISTRATIVE HEARING: November 13,2001
The applicant is hereby notified, as part of this application, that (s)he 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. Where approval by the Director of
Community Development, City Engineer, Public Works Director, City Attorney, or Fire
Department is required, that review shall be for compliance with all applicable conditions
of approval, adopted policies and guidelines, ordinances, laws and regulations, and
accepted engineering practices, for the items under review. Additionally, the applicant is
hereby notified that (s)he 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 Tentative Parcel Map allowing the
creation of two lots on property located at 301 Budd. The map shall substantially
conform to the map prepared by Cross Land Surveying, dated August 2001, except as
may be modified by the Conditions of Approval herein.
2.
Tree Preservation: Prior to final map approval, the applicant shall submit a tree
inventory and preservation plan by a Licensed Arborist for review and approval by
the Community Development Director. The four mature trees in the access driveway
are required to be retained on the site and designated Protected Trees under Section
21.50.050 of the Tree Protection Ordinance. A mitigation plan shall be included with
the tree report for all trees over eight inches in diameter that will be removed. Any
trees designated for removal shall be replaced with a similar 24" box tree at a 1: 1
ratio. If the infill of the lots sufficiently changes the existing grade of the lots, tree
protection measures must be identified in the report to preserve existing trees during
and after grading and construction.
3. Park In-Lieu Fee: Applicant shall pay a fee in-lieu of park dedication of 510,990.
Seventy-five (75%) of the fee is due prior to the recordation of the Final Parcel Map.
The remaining twenty-five (25%) of the fee is due prior to issuance of a certificate of
occupancy by the Building Division for each single-family dwelling constructed on
site~
4. Covenants, Codes and Restrictions (CC&Rs): The applicant shall be required to
submit for review and approval by the City Attorney and Community Development
Director a copy of the CC&Rs which shall include the following:
Conditions of Approval- Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 2
a. Definition and location of vehicular access driveway and driveway approach to be
shared by both parcels
b. Provision of a funding mechanism to ensure maintenance and upkeep of vehicular
access driveway and driveway approach s to be repaired, repaved, and/or replaced
as necessary.
5. Propertv Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. All
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).
6. Drainage: No retaining walls along the property lines shall exceed 12 inches in height
unless otherwise approved by the Community Development Director.
PUBLIC WORKS DEPARTMENT
7. Parcel Map: Prior to issuance of any building permits for the project, the applicant
shall submit a Parcel Map for recordation upon approval by the City. The current
plan check fee is $1,215 plus $25 per parcel.
8. PreliminarY Title Report: Prior to recordation of the Parcel Map, the applicant shall
provide a current Preliminary Title Report.
9. Right-of- W av for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street
Purposes along the Budd A venue frontage to accommodate a 30 foot half street. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
(10. Easements: Prior to recordation of the Parcel Map, the applicant shall cause
, Easements to be recorded for private utilities, private storm drains, reciprocal ingress
and egress, etc.
11, Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all
Monuments shown on the map shall be set.
12. 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.
13. Street Improvements: Prior to recordation of the Parcel Map, the applicant shall
Conditions of Approval- Administrative Hearing - November 13,2001
PLN 2000-59 - 301 Budd Avenue
Page 3
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 standard public street improvements, as required by the City Engineer. The fee
for a non-utility encroachment permit is currently $245.00. The plans shall include
the following:
a. Removal of the existing driveway approaches,
b. Construction of new ADA compliant driveway approach(es),
c. Construction of conforms to existing public and private improvements as
necessary.
14. Unsecured Deferred Street Improvement Agreement: Prior to recordation of the
Parcel Map, the owner shall execute an Unsecured Deferred Street Improvement
Agreement for construction of standard street improvements along Budd Avenue
including:
a. Removal of the existing curb, gutter, sidewalk, and driveway
approach( es),
b. Construction of new curb and gutter at 20 feet from centerline,
c. Construction of new separated sidewalk and ADA compliant driveway
approach( es),
d. Installation of street trees with irrigation at 40 feet on center,
e. Installation and relocation of traffic control signs and stripes,
f. Installation of surface treatment or reconstruction of one-half street
pavement section, as determined by City Engineer based on field testing of
existing pavement,
g. Installation of new streetlight in accordance with the City's Street Lighting
Policy,
h. Construction of conforms to existing public and private improvements as
necessary,
1. Installation of surface treatment or reconstruction of one-half pavement
section as determined by City Engineer, based on field tests of existing
pavement provided by the applicant.
J. Other improvements as determined by the City Engineer.
15. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a Soils Report prepared by a registered geotechnical or civil
engIneer.
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
Conditions of Approval- Administrative Hearing - November 13,2001
PLN 2000-59 - 301 Budd Avenue
Page 4
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 for the site, the
applicant shall submit a Utility Installation Coordination Plan and Schedule for
approval by the City Engineer for installation of street improvements 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.
18. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a 10 year storm
frequency, prepare an engineered Grading and Drainage Plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
19. Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay
the required Storm Drain Area fee which is $2,000 per acre.
20. 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.
(21. Covenants. Conditions, and Restrictions: Provide copies of CC&Rs for review by the
" City prior to recordation of the Parcel Map and CC&Rs.
22. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall
obtain a Demolition permit to remove any nonconforming structures.
23. Site Plan: Upon submittal of a formal application, the developer shall provide a
complete and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
24. Required Fire Flow: The required fire flow for this project has been calculated at
1,000 GPM at 20 psi residual pressure. The minimum required fire flow, based upon
building size and construction type, is available from area water mains and fire
Conditions of Approval- Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 5
hydrant( s), which are located at the required spacing.
25. Emergency Gate/ Access Gate Requirements: Gate installations shall conform with
Fire Department Standard Details and Specification G-1 and, when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks, if provided, shall be fire department approved prior to installation.
26. Fire Apparatus (Engine) Access Driveway Required: Provide an access driveway
with a paved all-weather surface, a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet, 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications Sheet D-1.
27. Fire Department (Engine) Drivewav Turn-around Required: Provide an approved fire
department engine driveway turnaround with a minimum radius of 36 feet outside and
23 feet inside. Installations shall conform to Fire Department Standard Details and
Specifications Sheet D-l.
28. Timing of Required Roadway Installations: Required driveway installations shall be
constructed and accepted by the Fire Department in accordance with all applicable
conditions of approval, ordinances, laws and regulations, prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until
installations are complete. Note that building permit issuance may be withheld until
installations are completed.
29. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
30. Plan Review: To prevent plan review and inspection delays, the above-noted
Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
ITEM NO.1
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STAFF REPORT - ADMINISTRATIVE HEARING
November 13, 2001
PLN2000-59
Farahani, H. & H.
Administrative Public Hearing to consider the application of Hadi Farahani
and Homayoun Farahani for approval of a Tentative Parcel Map
(PLN2000-59) to create two single family parcels on property located at
301 Budd Avenue in an R-1-6 (Single Family Residential, minimum 6,000
square foot lot size) Zoning District.
STAFF RECOMMENDATION
That the Director of Community Development take the following action:
1.
APPROVE the Tentative Parcel Map (pLN2000-59) to allow the creation of two
(2) residential lots, incorporating the attached findings and subject to the attached
conditions of approval.
ENVIRONMJ:NTAJ- DETERMINATION
This project qualifies as a Class 15 Categorical Exemption of the provisions of the
California Environmental Quality Act (CEQA). Class 15 consists of the division of
property in urbanized areas into four or fewer parcels when the division is in
conformance with the City's General Plan and Zoning Code.
PROJECT DATA
Gross Site Area:
Net Site Area:
.67 acres (29,274 sq. ft.)
.60 acres (25,974 sq. ft.)
Proposed Lots:
Average Net Lot Size:
Proposed Density:
Two (2)
11,668 sq. ft.
3 .0 units per gross acre
Lot Summary:
Net lot area
16,706 sq. ft.
6,630 sq. ft.
Net lot area including N/ A
access way
9,268 sq. ft.
Staff Report - Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 2
DISCUSSION
Applicant's Proposal: The applicant is seeking approval of a Tentative Parcel Map to
subdivide the subject property into two (2) single-family residential lots located at 301
Budd Avenue. The proposed lot configuration consists of one standard lot (Parcel No.1)
facing Budd Avenue and one rear flag-lot (Parcel No.2).
The property owner intends to retain the existing single-family residence and detached
garage on Parcel No.1 and in the future construct a new single-family residence on
Parcel No.2. No architectural plans have been submitted since no schedule for
construction has been established. Construction of the new residence will not require
approval of a Site and Architectural Review Permit by the Planning Commission.
Background: The subject property consists of a parcel of land with an existing single-
family residence and detached garage that was constructed in approximately 1948.
GENERAL PLAN AND ZONING CONSISTENCY
General Plan Designation: The General Plan land use designation for the project site is
Low Density Residential (less than 6 units per gross acre). The density of the proposed
parcel map is 3.0 units per gross acre, which is consistent with the General Plan land use
designation.
Zoning Designation: The subject property is zoned R-I-6 (Single Family Residential).
The R-1-6 Zoning District requires a minimum net lot area of 6,000 square feet, and a
minimum lot width of 60 feet for standard lots. Flag lots require a minimum lot area of
6,600 square feet exclusive of a 15-foot wide access way. The two proposed lots satisfy
the area, width and frontage standards of the R-1-6 Zoning District
ANALYSIS
Subdivision Design: The proposed parcel map creates one standard lot and one flag lot
that is situated at the rear of the site.
Street Design and Improvements: The subject property is located on a Residential
Collector. As a Condition of Approval of the parcel map, the owner will be required to
remove the existing driveway approach and replace it with an ADA compliant driveway
approach. The owner will also be required to record an Unsecured Deferred Street
Improvement Agreement for construction of standard street improvements along Budd
Avenue.
Access Design: The owner intends to retain the mature trees that are located in the 15-
foot access way and provide vehicular access to Parcel No.2 via a single driveway that is
shared with Parcel No.1. An easement would be recorded that provides for the shared
driveway. The owner will also be required to record CC&R's to ensure the long-term
maintenance and utilization of the shared driveway. Construction plans for the access
way will be reviewed in conjunction with a development permit for Parcel No.2.
Staff Report - Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 3
Tree Preservation: The site contains several mature trees and vegetation. There are no
immediate plans to remove the trees as a result of the subdivision. However, when the
site develops, there is the possibility that trees will be removed. Upon development, the
site is subject to the requirements of the City's Tree Protection Regulations within the
Campbell Municipal Code Chapter 21.56 and Water Efficient Landscape Guidelines.
Staff is recommending a Condition of Approval requiring the submittal of a tree
inventory and preservation plan prepared by a Licensed Arborist to the Community
Development Director prior to the recordation of the final map. In addition, the four
mature trees in the access way for Parcel No.2 would be required to be retained as a
Condition of Approval of the parcel map.
Attachments:
1. Findings Recommending Approval of File No. PLN2000-59
2. Conditions of Approval for File No. PLN2000-59
3. Tentative Parcel Map
4. Location Map
Submitted by: &tlr{i::j¿ 5~'}1rtr.~
Darcy St61th, Planner II
Approved by: ~ ( hI'"
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-59
SITE ADDRESS: 301 Budd Avenue
APPLICANT: Hadi Farahani and Homayoun Farahani
ADMINISTRATIVE HEARING: November 13, 2001
Findings for Approval of a Tentative Parcel Map to allow the creation of two single
family parcels.
The Director of Community Development finds as follows with regard to project number
PLN 2000-59:
1.
The development of the Tentative Parcel Map will result in a density of 3.0 dwelling units
per gross acre, which is consistent with the General Plan density of less than 6 dwelling
units per gross acre for the subject property.
2.
The proposed parcel map is consistent with the development standards of the R-I-6 Zoning
District.
3.
The proposed subdivision layout allows for access to sunlight.
4.
The project qualifies as a Class 15, Categorically Exempt project, per Section 15315
(Minor Land Divisions) of the California Environmental Quality Act.
5.
The provisions of the CC&Rs are necessary to ensure the long-term maintenance of the
common driveway and associated landscaping.
6.
The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these
agencies raised any concerns about providing services to the parcels.
Based upon the foregoing findings of fact, the Director of Community Development finds
and concludes that:
1.
The proposed subdivision is consistent with the General Plan and the Zoning Code.
2.
The proposed Tentative Parcel Map does not impair the balance between the housing needs
of the region and the public service needs of its residents and available fiscal and
environmental resources.
3.
The design of the tentative parcel map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities.
4.
The development and uses would be compatible with the General Plan of the City and will
Finding for Approval - Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 2
aid in the harmonious development of the immediate area.
5.
There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-59
SITE ADDRESS: 301 Budd Avenue
APPLICANT: Hadi Farahani and Homayoun Farahani
ADMINISTRATIVE HEARING: November 13, 2001
The applicant is hereby notified, as part of this application, that (s)he 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. Where approval by the Director of
Community Development, City Engineer, Public Works Director, City Attorney, or Fire
Department is required, that review shall be for compliance with all applicable conditions
of approval, adopted policies and guidelines, ordinances, laws and regulations, and
accepted engineering practices, for the items under review. Additionally, the applicant is
hereby notified that (s)he 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 Protect: Approval is granted for a Tentative Parcel Map allowing the
creation of two lots on property located at 301 Budd. The map shall substantially
conform to the map prepared by Cross Land Surveying, dated August 2001, except as
may be modified by the Conditions of Approval herein.
2. Tree Preservation: Prior to final map approval, the applicant shall submit a tree
inventory and preservation plan by a Licensed Arborist for review and approval by
the Community Development Director. The four mature trees in the access driveway
are required to be retained on the site and designated Protected Trees under Section
21.50.050 of the Tree Protection Ordinance. A mitigation plan shall be included with
the tree report for all trees over eight inches in diameter that will be removed. Any
trees designated for removal shall be replaced with a similar 24" box tree at a 1: 1
ratio. If the infill of the lots sufficiently changes the existing grade of the lots, tree
protection measures must be identified in the report to preserve existing trees during
and after grading and construction.
3. Park In-Lieu Fee: Applicant shall pay a fee in-lieu of park dedication of $10,990.
Seventy-five (75%) of the fee is due prior to the recordation of the Final Parcel Map.
The remaining twenty-five (25%) of the fee is due prior to issuance of a certificate of
occupancy by the Building Division for each single-family dwelling constructed on
site,-
4. Covenants. Codes and Restrictions (CC&Rs): The applicant shall be required to
submit for review and approval by the City Attorney and Community Development
Director a copy of the CC&Rs which shall include the following:
Conditions of Approval- Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 2
a. Definition and location of vehicular access driveway and driveway approach to be
shared by both parcels
b. Provision of a funding mechanism to ensure maintenance and upkeep of vehicular
access driveway and driveway approach s to be repaired, repaved, and/or replaced
as necessary.
5. Property Maintenance: The property is to be maintained ftee of any combustible
trash, debris and weeds until the time that actual construction commences. All
existing structures shall be secured by having windows boarded up and doors sealed
shut, or be demolished or removed ftom the property (Section 11.201 and 11.414,
1985 Ed. Uniform Fire Code).
6. Drainage: No retaining walls along the property lines shall exceed 12 inches in height
unless otherwise approved by the Community Development Director.
PUBLIC WORKS DEPARTMENT
7. Parcel Map: Prior to issuance of any building permits for the project, the applicant
shall submit a Parcel Map for recordation upon approval by the City. The current
plan check fee is $1,215 plus $25 per parcel.
8. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall
provide a current Preliminary Title Report.
9. Right-of-Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street
Purposes along the Budd Avenue ftontage to accommodate a 30 foot half street. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
10. Easements: Prior to recordation of the Parcel Map, the applicant shall cause
Easements to be recorded for private utilities, private storm drains, reciprocal ingress
and egress, etc.
11. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all
Monuments shown on the map shall be set.
12. 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.
13. Street Improvements: Prior to recordation of the Parcel Map, the applicant shall
Conditions of Approval- Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 3
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 standard public street improvements, as required by the City Engineer. The fee
for a non-utility encroachment permit is currently $245.00. The plans shall include
the following:
a. Removal of the existing driveway approaches,
b. Construction of new ADA compliant driveway approach(es),
c. Construction of conforms to existing public and private improvements as
necessary.
14. Unsecured Deferred Street Improvement Agreement: Prior to recordation of the
Parcel Map, the owner shall execute an Unsecured Deferred Street Improvement
Agreement for construction of standard street improvements along Budd Avenue
including:
a. Removal of the existing curb, gutter, sidewalk, and driveway
approach( es),
b. Construction of new curb and gutter at 20 feet from centerline,
c. Construction of new separated sidewalk and ADA compliant driveway
approach( es),
d. Installation of street trees with irrigation at 40 feet on center,
e. Installation and relocation of traffic control signs and stripes,
f Installation of surface treatment or reconstruction of one-half street
pavement section, as determined by City Engineer based on field testing of
existing pavement,
g. Installation of new streetlight in accordance with the City's Street Lighting
Policy,
h. Construction of conforms to existing public and private improvements as
necessary,
1. Installation of surface treatment or reconstruction of one-half pavement
section as determined by City Engineer, based on field tests of existing
pavement provided by the applicant.
J. Other improvements as determined by the City Engineer.
15. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a Soils Report prepared by a registered geotechnical or civil
engmeer.
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
Conditions of Approval- Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 4
additions. Applicant shall comply with all plan submittals, pennitting, and fee
requirements of the serving utility companies.
17. 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 of street improvements 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
18. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a 10 year storm
ftequency, prepare an engineered Grading and Drainage Plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
19. Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay
the required Storm Drain Area fee which is $2,000 per acre.
20. 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.
21. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the
City prior to recordation of the Parcel Map and CC&Rs.
22. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall
obtain a Demolition permit to remove any nonconforming structures.
23. Site Plan: Upon submittal of a formal application, the developer shall provide a
complete and accurate Site Plan in accordance with the Planning Division's checklist
FIRE DEPARTMENT
24. Required Fire Flow: The required fire flow for this project has been calculated at
1,000 GPM at 20 psi residual pressure. The minimum required fire flow, based upon
building size and construction type, is available ftom area water mains and fire
Conditions of Approval- Administrative Hearing - November 13, 2001
PLN 2000-59 - 301 Budd Avenue
Page 5
hydrant( s), which are located at the required spacing.
25. Emergency Gate/ Access Gate Requirements: Gate installations shall conform with
Fire Department Standard Details and Specification G-1 and, when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks, if provided, shall be fire department approved prior to installation.
26. Fire Apparatus (Engine) Access Driveway Required: Provide an access driveway
with a paved all-weather surface, a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet, 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications Sheet D-1.
27. Fire Department (Engine) Driveway Turn-around Required: Provide an approved fire
department engine driveway turnaround with a minimum radius of 36 feet outside and
23 feet inside. Installations shall conform to Fire Department Standard Details and
Specifications Sheet D-1.
28. Timing of Required Roadway Installations: Required driveway installations shall be
constructed and accepted by the Fire Department in accordance with all applicable
conditions of approval, ordinances, laws and regulations, prior to the start of
construction. Bulk: combustible materials shall not be delivered to the site until
installations are complete. Note that building permit issuance may be withheld until
installations are completed.
29. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
30. Plan Review: To prevent plan review and inspection delays, the above-noted
Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
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CITY OF CAMPBELL
Community Development Department - Current Planning
November 2,2001
NOTICE OF ADMINISTRATIVE PUBLIC HEARING
Notice is hereby given that the Community Development Director of the City of Campbell has set
the hour of 4:00 p.m., on Tuesday, November 13, 2001, for an Administrative Public Hearing in
the Planning Conference Room, on the second floor of the Campbell City Hall, at 70 North First
Street, Campbell, California. The hearing will be to consider the following project:
The application of Mr. Hadi Farahani and Mr. Homayoun Farahani for a
Tentative Parcel Map (PLN2000-59) to create two parcels from a single lot on
property located at 301 Budd Avenue. This project is Categorically Exempt,
under the California Environmental Quality Act.
Interested persons may attend this hearing and comment upon the project, which is the subject of the
hearing. Please be advised that if you challenge in court the nature of any project reviewed at a
public hearing, you could be limited to raising only those issues you or someone else raised at the
public hearing, or which were raised in written correspondence received prior to the hearing. Any
written comments for this hearing regarding the tentative parcel map should be sent to the
Community Development Department at 70 North First Street, Campbell, CA 95008, prior to the
hearing, or be brought to the hearing. Questions may be addressed to Darcy Smith, Planner II, at the
Planning Department, at (408) 866-2193. The building and conference room are wheelchair
accessible.
Decisions of the Community Development Director may be appealed to the Planning Commission.
Written appeal letters and the current appeal fee ($100.00 per appeal) must be submitted to the
Community Development Department in writing within 10 calendar days of an action by this
hearing
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.
COMMUNITY DEVELOPMENT DIRECTOR
CITY OF CAMPBELL
SHARON FIERRO
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-59
Address: 301 Budd Avenue
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TD ) 408.866.2790
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CITY OF CAMPBELL
Community Development Department. Current Planning
May 24, 2000
Homuyoun Farahani
301 Budd Avenue
Campbell, CA 95008
Re:
PLN 2000-59 Tentative Parcel Map
301 Budd Avenue
Dear Mr. Farahani:
The Planning Division has reviewed above referenced application for a tentative parcel map to
allow the subdivision of an existing residential parcel into two single-family parcels at 301 Budd
Avenue. Your application was distributed to the following departments/agencies: .
Public Works Department
Building Division
Planning Division
County Fire Department
County Health Department
United States Post Office
Campbell Union School District
PG&E
Pacific Bell
Santa Clara Valley Water District
San Jose Water Company
West Valley Sanitation District
Valley Transportation Agency
The comments or preliminary conditions of approval ttom the departments and agencies that had
comments or conditions at this time are attached. Additional comments or conditions may be
forthcoming.
At this time, the application is deemed incomplete. Prior to scheduling this matter for an
administrative public hearing the following information needs to be provided:
1. Tentative Map*
Identify all of the existing trees on and off site (~, diameter, approximate drip
line)
. Show off-site sidewalk, driveway approach and street light
. Show the building footprints of the adjacent buildings
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
Homuyoun Farahani
PLN 2000-59 Tentative Parcel Map
301 Budd Avenue
Show the names of adjoining property owners
Include the name and address of the subdivider
. Include the locations, names, and widths of both the existing and proposed streets
. Include existing and proposed easements, widths, location, and purposes
*Please see the marked up map enclosed for detailed comments fÌ'om the Public
Works Department
2. Photographs ofthe project site and the surrounding properties.
3. Tree Survey Plan and Arborist's Report for any trees that are proposed for removal or
that will be adversely impacted by the proposed project, consistent with the Campbell
Tree Protection Ordinance (Chapter 21.56 of the Campbell Municipal Code). A Tree
Removal Permit is required for any tree that is proposed for removal in conjunction with
this project.
The map notes that there will be a "future mutual 12 foot wide driveway". Section 20.16.030 (3)
of the Campbell Municipal Code requires public access to the rear lot to be provided over land
under the same ownership as that of the rear lot and not over an easement. This access is required
to have a minimum width of 15 feet and a paved way of not less than ten feet in width.
Please do not hesitate to contact me at (408) 866-2193, if you wish to discuss these items or need
any clarification regarding the requested information.
Sincerely,
Dt(~ 5vYl,ï1(;1
Darcy Smith
Planner I
cc.
Sharon Fierro, Community Development Director
Harold Housley, Land Development Engineer
Page 2 of 2
155 North Third Stred
Campbell
California
95008-2086
Ph.: (408)364-4200
Fax: (408)341-7280
Website:
http://wwwcamphellusd.k12.ca.us
Governing Board Members:
Nejleh Abed
(408)559.7917
Lois Adams
(408)379.5965
Janet W. Johnson
(408)379- 7284
Susan Mayer
(408)379.7187
John Snelham
(408)354.9483
Superintendent:
Marc;a Plumleigh, Ph.D
(408)341-7211
EDUCATION
BEYOND
THE
EXPECTED
May 9, 2000
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Ms. Darcy Smith
City of Campbell
70 North First Street
Campbell, CA 95008-1428
CITY OF CAMPBELL
\fLANNING DEPT. ;
Re:
PLN2000-59
301 Budd Avenue
APN: 305-35-015
Dear Ms. Smith,
The enclosed statement was adopted by the Campbell Union
School District on January 17, 1991, indicating the
location of schools within the District which serve areas
noted on the attached maps.
This statement is provided pursuant to requirements of
Business and Professions Code Section 11010.
Sincerely,
}7J~ ~
Marcia Plumleigh, Ph.D.
Superintendent
rom
attachments (3)
CAMPBELL UNION SCHOOL DISTRICT
RESOLUTION DECLARING LOCATION. OF SCHOOLS
WITHIN CAMPBELL UNION SCHOOL DISTRICT
SERVING SUBDIVISIONS
RESOLUTION 1990-91-21
WHEREAS, Business and Professions Code section 11010
requires any person who intends to offer subdivided lands for
sale or lease to file a specific notice with the Department of
Real Estate; and
WHEREAS, as part of that notice, the developer must request
a statement from each school district serving the subdivision
indicating the location of each public school serving the
subdivision which is approved or ratified by ~he Governing Board;
NOW THEREFORE BE IT RESOLVED as follows:
1.
Attached hereto and incorporated herein are maps
of the location of all schools within the Campbell
Union school District indicating the current
attendance areas of each school as shown on the
map coordinates.
Attendance areas are subject to
change at any time at the discretion of the
Governing Board.
2.
staff is directed to respond to inquiries pursuant
to Business and Professions Code section 11010 by
providing a copy of this Resolution and attached
map.
Resolution 1990-91-21
Resolution Declaring Location
of Schools within COSO
serving Subdivisions
-2
ADOPTED by the Governing Board of the Campbell Union School
District on the 17th day of January ~991 by the following vote:
Ayes:
Moore, Perry, Steinberg, Walton
. Noes:
none
Abstain:
none
Absent:
Tucci
Attachments:
1)
Map, Middle School Boundaries
Elementary School Boundaries
WEST VALLEY SANITATION DISTRICT
OF SANTA CLARA COUNTY
SERVING RESIDENTS OF
CITY OF CAMPBELL
TOWN OF LOS GATOS
CITY OF MONTE SERENO
CITY OF SARATOGA
UNINCORPORATED AREA
May 9, 2000
Darcy Smith
Community Development Department
City of Campbell
70 North First Street
Campbell, CA 95008
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CITY OF CAMPBELL
PLANNli\JG DEPT.!
RE: PLN2000-59, 301 Budd Avenue
APN 305-35-015
Dear Mr. Smith:
The district has reviewed the tentative map for the proposed subdivision.
Sanitary sewer service is available via the existing sewer line in Budd Avenue. The district
will require the developer to install new lateral sewers to both Parcels A & B, and payment of
applicable fees. Clearance from this office will be in the form of sewer connection permits.
Please call if you have any questions.
Very truly yours,
Robert R. Reid
Dist.r. ict~a, n, er and Eng. ineer
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By nathan K. Lee
ngineering Manager
100 East Sunnyoaks Avenue, Campbell, California 95008-6608 Tel: (408) 378-2407 Fax: (408) 364-1821
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wm@ Valley Transportation Authority
May 8, 2000
City of Campbell
Community Development Department
70 North First Street
Campbell, CA 95008
RECEIVED
MAY 1 0 2000
CJa~~Z~~~~l
Attention: Darcy Smith, Planner I
Subject: PLN2000-59/ 301 Budd Avenue
Dear Ms. Smith:
'. ~'11
Santa Clara Valley Transportation Authority (VTA) have reviewed the project referenced
above for the tentative parcel map for the two-lot subdivision at 301 Budd Avenue. We
have the following comments.
Currently, VTA maintains bus stops on Winchester Boulevard at Budd Avenue, within
walking distance of the proposed project. The stops are served by Line 26. Also, the
future Vasona Corridor Light Rail Line is planned to operate on the railroad tracks just
east of Winchester Boulevard, in close proximity to the proposed project.
To provide residents and guests of the proposed project with convenient and safe access
to existing and future transit service, VTA staff recommend that the City condition the
developer to provide the following pedestrian access improvements as part of the
project:
. A continuous sidewalk along the project frontage on Budd Avenue; and
. Wheelchair curb ramps, consistent with Americans with Disabilities Act
(ADA), at the driveways on Budd Avenue.
We appreciate the.o.ffortunity to review this project.
call Lauren Bobadil of my staff at (408) 321-5776.
,
¡zr7hÞ/
Roy Molseed
Senior Environmental Analyst
If you have any questions, please
RM:LGB:kh
cc: Derek Kantar, VTA Environmental Program Manager
3331 North First Street. Son Jose, CA 95134-1906 . Administrotion 408.321.5555 . Customer Service 408.321.2300
5750 ALMADEN EXPRESSWAY
SAN JOSE, CA 95118-3686
TELEPHONE (408) 265-2600
FACSIMILE (408) 266-0271
www.scvwd.dst.ca.us
ô
San~a Clara Valle~ Wa~er Dis~ric~
May 18, 2000
AN EQUAL OPPORTUNITY EMPLOYER
RECEIVED
MAY 2 ~. 2000
CITY OF
PLANNJZ~i~~~L
Ms. Darcy Smith
Planner I
Community Development Department
City of Campbell
70 North First Street
Campbell, CA 95008-1423
Dear Ms. Smith:
Subject: Tentative Parcel Map (PLN2000-59) for 301 Budd Avenue
Santa Clara Valley Water District (District) staff reviewed your cover letter and site plan for this
project dated May 4, 2000.
According to the Federal Emergency Management Agency Flood Insurance Rate Map, the site is
located within Zone C, an area of minimal flooding.
Although storm water drainage from this site leads to the San Tomas Aquino Creek, the project is not
located within 50 feet of this District facility; therefore, in accordance with District Ordinance 83-2,
no District permit is required. We recommend implementing urban runoff pollution control
measures in order to reduce the amount of pollutants conveyed to San Tomas Aquino Creek. Such
measures may include vegetative filter swales or storm drain inlet filters. Other measures for site
design are included in the Bay Area Stormwater Management Agencies Association document "Start
at the Source." We would be happy to provide a copy of this document.
Our records show no registered groundwater wells on this site. If unregistered wells are found during
design or construction of this project, they must be registered or abandoned in accordance with
District Ordinance 90-1. For additional information regardIng wells, please call Mr. Dave Zozaya at
(408) 265-2607, extension 2650.
If you have any comments or questions, please call me at extension 2226.
Sincerely,
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I-Wen T. Yang(J>.E.
Associate Civil Engineer
Community Projects Review Unit
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.. Pacific Gas and
~.... ~ Electric Company
May 10, 2000
111 Almaden Boulevard
PO. Box 15005
San Jose, CA 95115-0005
Ms. Darcy Smith
City of Campbell
Community Development Dept.
70 North First Street
Campbell, CA 95008-1423
RECE~VED
Mp.¥ f ~~ 2000
CITY OF CAMPBELL
PLANNING DEPT.
Re: Parcel Map Review
301 Budd Avenue
APN 305-35-014
PG&E File No. 2019551-MR
Dear Ms. Smith:
Thank you for the opportunity to review the subject Parcel Map.
objections to the recording ofthe Parcel Map.
PG&E has no
PG&E owns and operates a variety of gas and electric facilities which (may be/are)
located within the proposed project boundaries. Project proponents should coordinate
with PG&E early in the development of their project plans to promote the safe and
reliable maintenance and operation of existing utility facilities. Any proposed
development plans should provide for unrestricted utility access and prevent interference
with PG&E easements.
Activities which may impact our facilities include, but are not limited to,
permanent/temporary changes in grade over or under our facilities, construction of
structures within or adjacent to PG&E's easements, and planting of certain types of
vegetation over, under, or adjacent to our facilities.
The installation of new gas and electric facilities and/or the relocation of existing PG&E
facilities will be performed in accordance with common law or Rules and Tariffs as
authorized by the California Public Utilities Commission.
Please contact me at (408)282-7389 if you have any questions regarding our comments.
Sincerely,
~~_A-/L~~'--'--~
Leonard A. Grilli
Land Agent
Land Rights Office - San Jose
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CITY OF CAMPBELL
Community Development Department' Current Planning
May 4, 2000
Referral Agencies
Subject:
PLN2000-59
301 Budd Avenue
APN: 305-35-015
Dear Referral Agency:
The Community Development Department has received the above referenced tentative parcel map
proposing a two-lot parcel subdivision. Please forward any comments to the Community
Development Department by May 29, 2000.
If you should have any questions regarding this referral, please do not hesitate to contact the
undersigned at (408) 866-2193
Sincerely,
~~
Darcy Smith
Planner I
enclosure: Tntative Parcel Map
Distribution:
Health Department
United States Post Office
Campbell Union School District
PG&E
Pacific Bell
Santa Clara Valley Water District
San Jose Water Company
West Valley Sanitation District
Valley Transportation Agency
70 North First Street' Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790