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CITY of CAMPBELL
Community Development Department
via electronic mail
September 30, 2016
Shawn Ghandchi
Amir Ghandchi
20883 Elenda Dr.
Cupertino, CA 95014
Re: File No: PLN2016-111 / PLN2016-297
Address: 999 S. San Tomas Aquino Rd.
Application: Tentative Parcel Map /Tree Removal Permit
Status: Approved
Gentlemen:
The Community Development Director has approved your Tentative Parcel Map and a Tree
Removal Permit for atwo-lot subdivision and removal of two protected trees, on property
located at the above referenced address, subject to the enclosed Conditions of Approval.
This action is effective in ten calendar days, unless appealed in writing to the Community
Development Department by 5:00 p.m. on October 10, 2016. If an appeal is received, you will be
immediately notified of its receipt.
If you should have any questions regarding this approval, I may be contacted at (408) 866-2193
or by email at danielf(aa~cityofcampbell.com.
Sincerely,
Daniel Fama
Senior Planner
Encl: Conditions of Approval - PLN2016-] ] 1/297
cc: Paul Kermoyan, Community Development Director
Roger Storz, Senior Engineer
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5140 • E-MAIL planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2016-111/297 ~ 999 S. SAN TOMAS AQUINO RD. Pg. 1
CONDITIONS OF APPROVAL FOR PLN2016-1.11/297
SITE ADDRESS: 999. San Tomas Aquino Rd.
APPLICANT: Shawn and Amir Ghandchi
DATE: September 30, 2016
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. Parcel Map Project: Approval is granted for a Tentative Parcel Map (PLN2016-111) and a
Tree Removal Permit (PLN2016-297) to allow atwo-lot single-family residential subdivision
and removal of two protected trees on property located at 999 S. San Tomas Aquino Road.
The (final) Parcel Map shall substantially conform to the Tentative Parcel Map prepared by
5-Star Land Surveys, dated as received by the Planning Division on August 18, 2016.
2. Parcel Map Expiration: The Tentative Parcel Map approval is valid for a period of two (2)
years from the effective date of approval. By this time the Final Parcel Map must be
recorded.
3. Site and Architectural Review Required: The conceptual layout of new residences on Lot 1
and Lot 2 as shown on the preliminary grading and drainage plans is not within the scope of
this Tentative Parcel Map Approval. Details pertaining to future residences have been
provided as part of the plan set for reference purposes only, and require review and approval
through a separate Site and Architectural Review Permit.
4. Fencing: The building permit plans for the new residences shall include a detailed
"fencing plan" indicating placement of new fencing around the property. Any retaining walls
shall be masonry.
5. Demolition of Existing Structures: Prior to recordation of the Final Parcel Map, all existing
structures that cross new property lines or result in a substandard setback from new property
lines shall be demolished (or partially demolished to the extent necessary to achieve
compliance). If the existing residence is to be retained, the existing garage shall be replaced
with a new garage.
6. Unders;rounding of Utilities: In compliance with CMC 21.18.140, all existing overhead
utilities (electrical, telephone, cable, etc.) serving the existing residence (if retained) shall be
replaced with underground service, prior to Parcel Map recordation. Applicant shall comply
with all plan submittals, permitting, and fee requirements of the serving utility companies.
70 North First Street • Campbell, CA 95008-1423 • rEr. (408) 866-2140 • Fnx (408) 866-5140 • a-Ntn11,planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2016-111/297 ~ 999 S. SAN TOMAS AQUINO RD. Pg. 2
7. Park Impact Fee: A Park Impact Fee per unit is due upon development of the site. Credit
will be given for the existing single-family residence. Prior to recordation of the Final Parcel
Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy. Presently, the park impact fee is $17,447 per unit. Should this fee
change prior to final map submittal, the new fee will apply.
8. Other Agency Requirements: If additional
prior to application of the Final Parcel Map,
of the Final Parcel Map.
requirements from local agencies are received
they shall be considered required for submittal
PUBLIC WORKS DEPARTMENT
9. Reimbursements: Prior to issuance of any grading or building permits for the site, reimburse
the City for previously constructed public improvements in the amount of $4,098.38.
10. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Parcel Map for recordation upon approval by the City, pay various
fees/deposits and submit the map in a digital format acceptable to the City.
11. Right-of--Way for Public Street Purposes: Upon recordation of the Parcel Map, the applicant
shall fully complete the process to cause any additional right-of--way to be granted in fee for
public street purposes along the San Tomas Aquino Road frontage to accommodate. the
existing frontage improvements if determined necessary from a survey of the property. The
applicant shall submit the necessary documents for approval by the City Engineer, process
the submittal with City staffls comments and fully complete the right-of--way process. 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.
12. Public Service Easement: Upon recordation of the Parcel Map, the applicant shall grant a
five foot public service easement on private property contiguous with the public right-of--way
along the San Tomas Aquino Road frontage, unless otherwise approved by the City
Engineer. 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.
13. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the applicant shall
provide a cash deposit (100% of the monument estimate) for setting all monuments shown on
the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code
including but not limited to setting permanent pipe monuments (three-fourths inch
galvanized steel pipe_two feet long approximately six inches below finished grade) at each
boundary of all lot corners within a subdivision, along the exterior boundary lines at intervals
of approximately five hundred feet and at all beginning of curves and ending of curves on
property lines, and monument boxes at intersections of all street monument line tangents.
14. Demolition: Prior to recordation of the Parcel Map, the applicant shall obtain a demolition
permit and remove any nonconforming structures.
15. Soils Report: Upon submittal of the Parcel Map, applicant shall provide a soils report
prepared by a registered geotechnical or civil engineer.
16. Grading and Draina a Plan: Prior to recordation of the Parcel Map, the applicant shall
conduct hydrology studies based on a ten-year storm frequency, prepare an engineered
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Fnx (408) 866-5140 • e-mniL planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2016-111/297 ~ 999 S. SAN TOMAS AQUINO RD. Pg. 3
grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to
occupancy, the design engineer shall provide written certification that the development has
been built per the engineered grading and drainage plans.
17. Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay the
required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $712.00.
18. stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa ,Clara Valley Water District requirements, and
the Campbell Municipal Code regarding stormwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California stormwater Quality Association (CASQA), 2003.; Start at the Source: A Design
Guidance Manual for stormwater Quality Protection ("Start at the Source") by the Bay Area
stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
19. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Utility locations shall not cause damage to any existing street trees. Where there are utility
conflicts due to established tree roots or where a new tree will be installed, alternate locations
for utilities shall be explored. Include utility trench details where necessary.
20. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of--way
line.
21. Utility Coordination Plan: Prior to recordation of the Parcel Map, the applicant shall submit
a utility coordination plan and schedule for approval by the City Engineer for installation
and/or abandonment of all utilities. The plan shall clearly show the location and size of all
existing utilities and the associated main lines; indicate which utilities and services are to
remain; which utilities and services are to be abandoned, and where new utilities and services
will be installed. Joint trenches for new utilities shall be used whenever possible.
22. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. San Tomas Aquino Road has
not been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall
indicate how the street pavement shall be restored following the installation or abandonment
of all utilities necessary for the project.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5140 • t;-mtntL planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2016-111/297 ~ 999 S. SAN TOMAS AQUINO RD. Pg. 4
23. Street Im rovement A reement /Plans /Encroachment Permit /Fees / De osits: In the event
that the proposed subdivision requires changes to the existing improvements (new or
realigned driveways, etc.) then prior to recordation of the Parcel Map, the applicant shall
execute a street improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, 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 plans shall
include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter.
d. Removal of temporary ramp adjacent to the eastern side of project frontage.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches.
f. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
g. Installation of streetlights, conduits, conductors and related facilities in accordance
with the City of Campbell's Street Lighting Policies.
h. Installation of service laterals for water, sanitary and storm drain utilities.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as necessary.
k. Submit final plans in a digital format acceptable to the City.
24. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing
occupancy of the last unit, the applicant shall have the required street improvements and
pavement restoration installed and accepted by the City, and the design engineer shall submit
as-built drawings to the City.
25. Maintenance of Landscaping;, Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
26. Utility Encroachment Permit(s): Separate encroachment permits for the installation of
utilities to serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility encroachment permits for
sanitary sewer, gas, water, electric and all other utility work.
27. Additional Street Improvements: Should it be discovered after the approval process that new
utility main lines, extra utility work or other work is required to service the development, and
should those facilities or other work affect any public improvements, the City may add
conditions to the development/project/permit, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
70 North First Street • Campbell, CA 95008-1423 • ~L (408) 866-2] 40 • Fnx (408) 866-5140 • e-turn[[, planning@cityofcampbell.com