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Planned Development - 2001 ,,\' 'CAL ,I.. "'h .:... ~ ... -,. - '- ~ - "", ,; \ ., \' ' CITY OF CAMPBELL Communi tv Development Department' Building DivIsion March 21, 2002 Akbar Abdollahi 1151 Volti Lane Los Altos. Ca 94024 Subject: Expiration of permit application for 1345 E1am Ave, Campbell Please be advised that your application for a permit for 1345 Elam Ave will expire on April 30, 2002. In addition to Map and CC&R recordation, all Conditions of Approval must be completed to avoid expiration by that date. You will be afforded one (1) extension if applied for prior to April 30, 2002. If you have any questions, please call the Building Division at 408/866-2130. Yours truly, ?/Þ<L~ Frank Mills Senior Building Inspector -------,- -- '. '..,':: f-: r, ¡ -;, f~:; C'lInDi)t'iI'\d,1!il()rnl~')"I'I)'i!~:, 'FI,!')"';n,,:!:;) ;\\~():-;i"h,'i)'iJ , ,J .\01 "htJ ::-. o~ ' CAIl1,.., .:..,' , .-:':-. ~ - .- '-, ., :, CITY OF CAMPBELL CCilllilLmic',' L),:,/c::I"",¡I<.:nt ')ep"rtl11enc - (~Lir;ènt Pbnnin:.:; March 21. 2002 ML Akbar Abdollahi 1151 Volti Lane Los Altos, CA 94024 Reo' Building Plan Check No. BLD2001-1161 to -1165 1345 Elam A venue Dear ML Abdollahi. The Planning Division has reviewed your building plan re-submittals for five new singie-family residences on the above referenced property. There are still outstanding issues that need to be addressed prior to the issuance of building pennits as required by the Conditions of Approval for the project and specified in the letter from Kristi Bascom dated November 26, 2001. The foilO\ving items still need to be addressed: \.. 1. Final Map - Prior to the issuance of building permits, a Final ~fap must be recorded. Î Park Impact Fee - The Park Impact fee for the project is S24,185.00. Prior to the recordation of the Final Map. 75% of the required Park Impact Fee ($18.138.75) needs to be submitted to the Planning Division. The remaining 25% ($6,046.25) is due prior to the issuance of J certificate of building occupancy. 3. Covenants ,Codes. and Restrictions (CC&Rs) - The applicant shall submit Îor rev¡ew and approval by the City Attorney and the Community Development Director a copy of the CC&Rs which shall provide for the formation of a Homeowners Association to ensure long-term maintenance of the access driveway and associated landscaping prior to the recordation of the Final Map. 4. Landscaping - The applicant shall submit four sets of landscape and irrigation plans to the Planning Division for review and approval by the Community Deve!opment Director prior to the issuance of building permits. a. Landscape and irrigation plans shall be consistent with the Conceptual Landsc:lpe Plan already submitted and the City's Water Efficient Landscaping Standards (WELS). . b. In addition to the trees shown on the preliminary landscape plan, two 2) 36-inch box trees shall be required as a replacement for the 16-inch diameter Fir and 24-inch diameter Wiilow trees that were removed without a Tree Removal Permit and all trees on site shall be 24-mch box size. c. The landscape plan for Lot 1 shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. - ---~ _u_~~.~----- - u. -.... -'-'---" - on - -- --- --- - ,.-... - -" --'---------- ---------------,,-----_._-------- ._--~-,,_.,,- ,,'. ".. ), c,:'c' ( ,J '1'1' ': "i] t- J:. j'",-,) 1.1' ,¡, "f . .. . " ~; , ,.,,': >" "-"ò "t),; <'.i ¡ ,,', .¡ '.6.~ ;-J,', -3uilding Plan Check No. BL~_XJl-1161 to -1165 1345 Elam Avenue Page 2 of 2 5. Permit Required - A Santa Clara Valley Water District Permit is required for any work within 50 feet of the top of a creek bank or District right-of-way. Evidence of the pennít shall be submitted to the Planning Division prior to the issuance of building penníts. 6. Parking and Driveways - The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director prior to issuance of building permits. ¿ 7. Exterior Building Colors - The main exterior building colors for Lot 1, Lot 3, and Lot 5 have changed from the approved main xterior building colors. The roof on Lot 5 has also changed from composition shingle concrete tile. Any change in the main exterior building colors or roof material/colors will reqUire approval by the Planning Division prior to the issuance of building permits. 8. Construction Plans - The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building penníts. 9. Required Access to Water Supplv (Hydrants) - Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an onsite fire hydrant OR install an approved fire sprinkler system throughout all portions of the building. Note specifically Lots 3 and 3. The applicant is to advise on the method of mitigation prescribed above prior to building permit application. 10. Utility Boxes and Back-Flow Pre venters - The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Community Development Director. If you have any questions regarding these comments, please feel free to phone me at (408) 866-2143. Sincerely, ~w' Stephanie Willsey ~ Planner I cc. Reza Norouzi. Memarie Associates. 12201 Saratoga-Sunnyvale Rd. #D. Saratoga, CA 95070 Frank Mills, Senior Building Inspector Geoff Bradley, Senior Planner ....,~ . CA-"v1 U ..1) " ^' ;:- ~ç C ì- ~ . ,) ~ c :;\ .,' CITY OF CÞ.'\lPBELL CornnH'fl:(,/ Devèlopmènr Dèpùrtl11ent - Current P!an¡lin¡~ November 26,2001 Akbar Abdollahi 1151 Volti Lane Los Altos, CA 94024 Re: Building Plan Check No. BLD2001-1161 to 1165 at 1345 Elam Avenue Dear Mr. Abdollahi, The Planning Division has reviewed your building plan submittal for five new single-family residences on the referenced property. Per the approveà plans and Conditions of Approval, the fonowing items need to be addressed: 2. Landscaping: The applicant shall submÜ four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations. a. Landscape and irrigation plans shall be consistent with the Conceptual Landsr,ape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS). b. In addition to the trees shown on the preliminary landscape plan, two (2) 36-;nch box trees shall be required as a replacement for the 16-inch diameter Fir and 24-inch diameter Willow trees that were removed wÜhout a Tree Removal Pem1Ît and al1 trees on site shall be 24-inch box size. c. The landscape plan for Lot 1 shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. _1. Parking and Drivewavs: b. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director for compliance with alì applicable conditions of approval, ordinances, laws and regulations prior to issuance of building permits for the project. 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 provide for the formation of a homeowner's association to ensure the 10ng-tem1 maintenance of the access driveway and associated landscaping. ------ -- - -----_.._-~--- ---, --------------- -- --..-.....----.- -------,_.._--- ---- -,- -,.1 ~,,;,),th Firs( S¡rlè, C~I1~I,bè1! Ca;ifc.cn',-, 95(IÜ'3-I.(;6 -:'TL-H)~,!3t,C",!-~(; I',,'; ,(0:, Sb,)~;)!31 I[)[) :,:¡S SiCr, ",:-90 Building Plan Check N( Page 2 of 2 LD200 1-1161 to 1165 at 1345 Elam A vt 12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building pennit. 22. Required Access to Water Supply (HYdrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an onsite fire hydrant OR install an approved fire sprinkler system throughout all portions of the building. Note specifically Lots 3 and 5. The applicant is to advise on the method of mitigation prescribed above prior to building permit application. 43. Pennit Required: A Santa Clara Valley Water District Pennit is required for any work within 50 feet of the top ofa creek bank or District right-of-way. Evidence of the pennit will be required at the issuance of building pennits If you have any questions regarding these comments or this request for re-submittal, please feel free to phone me at (408) 866-2142, Sincerely, \h I S-h ~l~5>¿\-~ Kristi Bascom Planner I CC. Reza Norouzi, Memarie Associates, 12201 Saratoga-Sunnyvale Rd. #D, Saratoga, CA 950ïO Frank Mills, Senior Building Inspector Geoff Bradley, Senior Planner " Pledge of Allegiance: The Pledge of Allegiance was lead by Kit Ganz and Kelly Duvall representing the American Cancer Society and the Campbell "Relay for Life" event. Mayor Dean presented a Certificate of Appreciation to Ms. Ganz and Ms. Duvall for leading the Pledge. SPECIAL PRESENT A TIONS AND PROCLAMATIONS There were no Special Presentations and Proclamations, COMMUNICATIONS AND PETITIONS There were no Communications and Petitions. CO~SENT CALE:\1)AR Mayor Dean asked if any Councilmember or anyone in the audience wished to remove an item from the Consent Calendar. The Consent Calendar was considered as follows: 1. Minutes of Regular Meeting of July 17,2001 This action approves the Minutes of the Regular Meeting of July 17, 200 1. 2. Payment of Bills and Claims This action approves the list of Bills and Claims for payment for the period of July 10- July 16,2001, in the amount of $1,332,446.40; the period of July 17-July 23,2001, in the amount of $488,959.89; and the period of July 24-July 30, 2001, in the amount of 5382,460.36; for a combined total of $2,203,866.65. 3. Ordinance 2009 Approving Application of Mr. Reza Norouzi, on behalf of Akbar Abdollahi, for approval of a Zone Change (pLN2001-13) from R-M-S (Multiple Family Residential) to PD (planned Development) for property located at 1345- 1365 Elam A venue in an R-M-S (Multiple Family Residential) Zoning District (Second Reading/Roll Call Vote) Second reading of Ordinance 2009 approves the application of Mr. Reza Norouzi, on behalf of Akbar Abdollahi, for approval of a Zone Change (PLN2001-13) from R-M-S (Multiple Family Residential) to PD (Planned Development) for property located at 1345-1365 Elam A venue in an R-M-S (Multiple Family Residential) Zoning District. 4. Monthly Im'estment Report - June 2001 This action is to note and file the Monthly Investment Report for June 2001. Minutes of 8/7/2001 City Council Meeting 2 O,,"CAL ¡.. ~ .~. '1 ;Ò <P~ .... r" U !"" . . -" "- -So "- ~, C' OJ/CHAR'" --~- -~-'------------- CITY OF CAMPBELL City Clerk's Office August 10, 2001 Reza Norouzi Memarie Associates 12201 Saratoga-Sunnyvale Road, #D Saratoga, CA 95070 Dear Mr. Norouzi: At the regular meeting of August 7, 2001, the City Council adopted Ordinance No. 2009 approving a Zone Change (PLN 2001-13) from R-M-S (Multiple Family Residential) to PD (Planned Development) for property located at 1345-1365 Elam A venue. A certified copy of this Ordinance is attached for your records. Please be advised that the Ordinance becomes effective 30 days from the date of adoption. Should you have any questions in regard to the City Council's action, please do not hesitate to contact this office (866-2117) or Kristi Bascom, Planner I. Sincerely, ~ ßtJ\& I S~ Anne Bybee City Clerk Enc. Cc. Akbar Abdollahi, 1151 Volti Lane, Los Altos, CA 94024 Kristi Bascom, Planner I 70 North First Street. Campbell, California 95008.1423 - TEL 408.866.2117 . FAX 408.374,6889 . TDD 408_866.2790 ORDINANCE NO, 2009 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL AMENDING THE ZONING MAP FOR PROPERTY LOCATED AT 1345-1365 ELAM AVENUE AS SHOWN ON THE ATTACHED EXHIBIT A. APPLICATION OF MR. REZA NOROUZI, ON BEHALF OF MR. AKBAR ABDOLLAHI. FILE NO. PLN2001-13 (ZC). The City Council ofthe City of Campbell does ordain as follows: SECTION ONE: That the Zoning Map of the City of Campbell is hereby changed and amended by adopting the attached Exhibit A, entitled Map of Said Property, as per the application of Mr. Reza Norouzi, on behalf of Mr. Akbar Abdollahi, for approval of a Zone Change for property located at 1345-1365 Elam, from R-M-S (Multiple Family Residential) to P-D (Planned Development). SECTION TWO: This ordinance shall become effective thirty (30) days following its passage and adoption shall be published once within fifteen (15) days upon passage and adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell, County of Santa Clara, State of California. PASSED AND ADOPTED this ~ day of August ,2001, by the following role call vote: AYES: COUNCILMEMBERS: Furtado, Kennedy, Burr, Watson, Dean NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None ABSTAIN: COUNCILMEMBERS: None '\ ./) APPROVED: ATTEST: / / . Ie /\j.. (/- ~v.:---.:/~,:,v'--'-( "- Anne Bybee, City Clerk /'Ì 'tNE FOREGOING INSTRur,'~NT IS A T'1UE ~ CORRECT COf"\' Of THE ORIGI'-JAL ON FILE IN THIB OFf-¡C: ~~ CITY OF CAMPBELL City Clerk's Office - - July 23, 2001 Reza Norouzi Memarie Associates 12201 Saratoga-Sunnyvale Road, #D Saratoga, CA 95070 Dear Mr. Norouzi: At the regular me~ting of July I?, 2001, the City Council held a public hearing to consider your application, on behalf of Mr-.-Akbar Abdollahi, for approval of a Zone Change (pLN 2001013) from a R-M-S (Multiple Family Residential) to PD (planned Development) zoning district, approval of a Planned Development Permit (pLN 2001-14) to allow the construction of five single-family houses and approval of a Tentative Subdivision Map (pLN 2001-17) to allow the creation of six lots on property located at 1345-1365 Elam Avenue. After public testimony, and City Council discussion, the Council took the following action: 1. Granted a Negative Declaration for the proposed project; and 2. Gave first reading to Ordinance No. 2009 approving a Zone Change (PLN 2001-13) from R-M-S to PD. Second reading will be given to this Ordinance at the regularly scheduled meeting of August 7, 2001. Please be aware that a certified copy of the Ordinance will be forwarded to you at that time; and 3. Adopted Resolution No. 9898 approving a Planned Development Permit (PLN 2001- 14) to allow the construction of five single-family homes, incorporating findings and subject to the Conditions of Approval; and 4. Adopted Resolution No. 9899 approving a Tentative Subdivision Map (PLN 2001-17) to allow the creation of six lots on the subject property, incorporating findings and subject to the Conditions of Approval. A certified copy of Resolution No. 9898 and Resolution No. 9899 is enclosed for your records. Continued. . 70 North First Street. Campbell, California 95008.1423 . TEL 408.866_2117 ' FAX 408.374.6889 . TOO 408.866.2790 Page 2 Please do not hesitate to contact this office (866-2117) or Kristi Bascom, Planner I, should you have any questions in regard to the City Council's action. ' Sincerely, ~ 6Y16/ J IJff Anne Bybee / City Clerk Ene. cc. Akbar Abdollahi, 1151 Volti Lane, Los Altos 94024 Kristi Bascom, Planner I w. RESOLUTION NO. 9898 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN2001-14) TO ALLOW THE CONSTRUCTION OF FIVE SMALL-LOT, SINGLE-FAMILY RESIDENCES ON PROPERTY LOCATED AT 1345-1365 ELAM AVENUE--: APPLICA nON OF MR. REZA NOROUZI, ON BEHALF OF MR. AKBAR ABDOLLAHI. FILE NO. PLN2001-14. 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 City Council did find as follows with respect to application PLN2001-14: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of residential uses for this area. 2. The proposed density of 6.3 units per gross acre is no greater than the density allowance of 6- 13 units pennitted in the R-M-S (Multiple-Family Residential) Zoning District. 3. Up to nine (9) units could be constructed in an R-M-S Zoning District, where five (5) are proposed in the Planned Development District. 4. The site plan proposes the construction of five (5) single-family homes each on individual lots. Lots 1, 2, and 4 take access directly off Elam Avenue, Lots 3 and 5 are accessed by a 20-foot wide, decoratively paved common driveway, running along the east property line. Per the San Tomas Plan, all of the units are set back a minimum of 15 feet from adjacent properties. Each of the units has a private rear yard with a minimum depth of 15 feet and a front yard with a minimum depth of 20 feet. Proposed landscaping will occupy approximately 56% of the project site. 5. The project provides twenty (20) on-site parking spaces, where 18 spaces are required. 6. The completed project would consist of five (5) new single-family homes covering 27.5% of the lot with building, 16.1 % with paving, and 56.4% with landscaping. 7. The project will have a floor area ratio of .47. 8. The proposed project is surrounded by other residential uses, with apartments to the north, single- family homes to the south and east, and a Santa Clara Valley Water District Flood Control Channel to the west. 9. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses. '~ City Council Resolution PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 2 10. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the City Council further finds and concludes-that: 1. The proposed development and uses clearly will result Íil a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Now, therefore, be it resolved that the City Council does hereby approve the Planned Development Pennit subject to the following Conditions of Approval. CONDITIONS OF APPROVAL 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 item under review. 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 Plannin~ Division 1. Approved Project: Approval is granted to construct five (5) single-family homes. The building designs and site design shall substantially confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: .~ City Council Resolution PLN2001-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 3 a. Set of plans prepared by Memarie Associates received on May 9, 2001, including building elevations, site plan, and a conceptual landscape plan. b. Color elevations and materials board submitted by Memarie Associates on May 9,2001. c. Tentative Subdivision Map prepared by SMP Civil Engineers submitted on 1'1arch 22, 2001. d. The Planned Development Pennit approval shall expire and be void one year from the date of final approval, unless, a building pennit is obtained. Construction must be completed one year thereafter or the Planned Development Pennit shall be void. 2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building pennits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations. a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS). b. In addition to the trees shown on the preliminary landscape plan, two (2) 36-inch box trees shall be required as a replacement for the 16-inch diameter Fir and 24-inch diameter Willow trees that were removed without a Tree Removal Pennit and all trees on site shall be 24-inch box size. c. The landscape plan for Lot 1 shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. 3. Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. b. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations prior to issuance of building pennits for the project. 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 provide for the fonnation of a homeowner's association to ensure the long-tenn maintenance of the access driveway and associated landscaping. 5. Park Impact Fee: A park impact fee of$7,035 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 6. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall substantially comply with the fence detail dated February 5, 2001 provided by Williams Residential Design. City Council Resolution PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 4 7. 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 from the property (Section 11.201 and 11.414, 1985 Ed. Unifonn Fire Code). 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan-prior to installation of PG&E utility (transfonner) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 9. On-site lighting: On-site lighting shall be shielded away ftom adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. Buildin2 Division: 10. Pennits Required: A building pennit application shall be required for each proposed new structure. The building pennit shall include E1ectrical/Plumbing/Mechanical fees when such work is part ofthe pennit. A grading pennit shall be required for the subdivision. 11. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building pennits shall be "wet stamped" and signed by the qualifying professional person. 12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building pennit. 13. Size of Plans: The minimum size of construction plans submitted for building pennits shall be 24 in. X 36 in. 14. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building pennit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 15. Site Plan: Application for building pennit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. 16. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: City Council Resolution PLN2001-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 5 a. pad elevation b. finish floor elevation (first floor) c. foundation comer locations 17. Title 24 Energy Compliance: California Title 24 Energy Compliance fonns CF-IRand MF- IR shall be blue-lined on the construction plans. 812 X 11 calculàtions shall be submitted as well. 18. Special Inspections: When a special inspection is required by D.B. C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official lor approval prior to issuance of the building pennits, in accordance with UB.C Section 106,3.5. Please obtain City of Campbell, Special Inspection fonns from the Building Inspection Division Counter. 19. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 20. Approvals Required: The project requires the following agency approval prior to issuance of the building pennit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To Detennine your district, contact the offices identified above. Obtain the School District payment fonn from the City Building Division, after the Division has approved the building pennit application. d. Bay Area Air Quality Management District (Demolitions Only) FIRE DEPARTMENT 21. Required Fire Flow: The required fire flow for this project has been calculated at 1,000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 22. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an onsite fire hydrant OR install an approved fire sprinkler system throughout all portions of the building. Note specifically Lots 3 and 5, The applicant is to advise on the method of mitigation prescribed above prior to building pennit application, 23. Fire 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 City Council Resolution PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Permit Page 6 slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications Sheet D-I. 24. 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. 25. 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. 26. 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. PUBLIC WORKS DEPARTMENT 27. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,510,00 plus $25 per lot. 28. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 29. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Elam Avenue frontage as necessary to accommodate 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. 30. Easements: Prior recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 31. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer. 32. Street Improvements: Prior recordation of the Final Map, the applicant shall 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices. The fee for a non- utility encroachment permit is $245.00, The plans shall include the following: a. Reconstruction of the existing pavement section, as determined by the City Engineer in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices, based on field tests provided by the applicant, to City Council Resolution PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 7 centerline :trom easterly property line of the proposed development to the westerly property line of Smith Creek, b. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project :trontage, c. Construction of City stonn drain improvements, as necessary, d. Relocation and adjustment of utilities, as necessary, e. Installation and relocation of traffic signs and stripes, as necessary, f. Construction of confonns to existing public and private improvements, as necessary. 33. 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. 34. Soils Report: Prior to issuance of any grading or building pennits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 35. 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. Applicant shall comply with all plan submittals, pennitting, and fee requirements of the serving utility companIes. 36. Utility Installation Plan: Prior to issuance of building pennits 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices. 37. Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site, the applicant shall conduct hydrology studies based on a 10 year stonn :trequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading pennits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 38. Stonn Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Stonn Drain Area fee of $2,250/acre. 39. Stonn Water Pollution Prevention Measures: Prior to issuance of any grading or building pennits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) pennitting requirements and the California Stonn Water Best Management Practices handbook prepared by the Stonn Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Stonn Water Pollution Prevention. 40. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Final Map, " City Council Resolution PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 8 41. T1f'.molition. Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition pennit to remove any nonconfonning structures. 42, Site Plan. The applicant shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. SÂNTAC'T,AR4 VAT.T.FYWATER OTSTRT('T 43. pf'.rmit Rf'.C}l1irf'.r1: A Santa Clara Valley Water District Pennit is required for any work within 50 feet of the top of a creek bank or District right-of-way. Evidence of the pennit will be required at the issuance of building pennits. PASSED AND ADOPTED this 17th day of July ,2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Furtado, Kennedy, Burr, Watson None Dean None APPROVED: ~L.d-~/v6- ...- Jeanette Watson, Vice Mayor ATTEST: tZ~dk~- Anne Bybee, City Clerk me FOREGOfNG INSTRUM€NT IS A TmÆ AND CORR-ECT COpy OF THE ORIGINAL ON FILE IN THIS OFFICE. 8T: ANNE BYBEE, CITY CLERK. CITY BELL. C I FORNIA. ~J é~ {.~ RESOLUTION NO. 9899 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP (PLN2001-15) TO ALLOW THE CREATION OF SIX LOTS ON PROPERTY LOCATED AT 1345-1365 ELAM AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT.- c APPLICATION OF MR. REZA NOROUZI, ON BEHALF OF MR AKBAR ABDOLLAHI. FILE NO. PLN2001-15. 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 City Council did find as follows with respect to application PLN2001-15: I. The proposed creation of six lots is consistent with the General Plan. 2. The proposed density of 6.3 units per gross acre is no greater than would be allowed by the R-M-S (Multiple-Family Residential) Zoning District. 3. The provisions of the CC&Rs are necessary to ensure the long-tenn maintenance of the common driveway and associated landscaping, 4. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan. 2. The proposed subdivision 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 subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project as currently presented, and subject to the attached conditions, will have a significant effect upon the environment. 5. The development and uses would be compatible with the General Plan of the City and will aid in the hannonious development of the immediate area. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. City Council Resolution PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 2 Now, therefore, be it resolved that the City Council does hereby approve the Tentative Subdivision Map subject to the following Conditions of Approval. CONDITIONS OF APPROVAL 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 item under review. 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 Planning Division 1. Approved Project: Approval is granted to construct five (5) single-family homes. The building designs and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Memarie Associates received on May 9, 2001, including building elevations, site plan, and a conceptual ìandscape plan. b. Color elevations and materials board submitted by Memarie Associates on May 9, 2001. c. Tentative Subdivision Map prepared by SMP Civil Engineers submitted on March 22, 2001. 2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations. a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS). b. In addition to the trees shown on the preliminary landscape plan, two (2) 36-inch box trees shall be required as a replacement for the 16-inch diameter Fir and 24-inch diameter Willow trees that were removed without a Tree Removal Permit. c. To the extent possible, the landscape plan for Lot 1 shall take into consideration the proximity ofthe adjacent creek channel and have a design compatible with the creek. 3. Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. b. The applicant shall provide decorative pavement within the driveway and in ITont of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by City Council Resolution PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 3 the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations prior to issuance of building pennits for the project. 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- à copy of the CC&Rs which shall provide for the fonnatÏon of a homeowner's association to ensure the long-tenn maintenance of the access driveway and associated landscaping. 5. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site. Credit in the amount of $1 0,990 will be given for the existing single-family residence, Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy, 6. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall substantially comply with the fence detail dated February 5, 2001 provided by Williams Residential Design. 7. Property 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. Unifonn Fire Code). 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transfonner) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 9. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable conditions of approval, ordinances, laws and regulations, Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. PUBLIC WORKS DEPARTMENT 10. Final Map: Prior to issuance of any grading or building pennits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 11. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 12. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Elam Avenue frontage as necessary to accommodate 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. City Council Resolution PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 4 13. Easements: Prior recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 14. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer in accordance with all applicable conditions of cap pro val, ordinances, laws and regulations and accepted engineering practicès. 15. Street Improvements: Prior recordation of the Final Map, the applicant shall 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices. The fee for a non- utility encroachment permit is $245.00. The plans shall include the following: a. Reconstruction of the existing pavement section, as determined by the City Engineer, based on field tests provided by the applicant, to centerline from easterly property line of the proposed development to the westerly property line of Smith Creek, b. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project frontage, c. Construction of City storm drain improvements, as necessary, d. Relocation and adjustment of utilities, as necessary, e. Installation and relocation of traffic signs and stripes, as necessary, f. Construction of conforms to existing public and private improvements, as necessary, 16. 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. 17. 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. 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. 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 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices. 20. 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 " City Council Resolution PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 5 permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 21. Storm f)r~in Arf".~ Ff".f".' Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee of $2,250/acre. . 22. Storm WMf".r Polhltion Prf".vf".ntion Mf".~"nrf".s' 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. 23. rOvf".n~nts> ronclitions> ~ncl Rf".stridions' Provide copies of CC&Rs for review by the City prior to recordation of the Final Map. 24. f)f".molition' Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition permit to remove any nonconforming structures. 25. Sitf". PI~n' The applicant shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. SANTA ('T.ARA VA{,T.EY WATER DTSTRT('T 26. pf".rmit Rf".lJllirf".cI: A Santa Clara Valley Water District Permit is required for any work within 50 feet of the top of a creek bank or District right-of-way. PASSED AND ADOPTED this 17th day of July , 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Furtado, Kennedy, Burr, Watson None Dean None APPROVED: /1 .,.J..-t / ~ ~.l--..-I ~ - - " Jeanette Watson, Vice Mayor ATTEST: /,¡, ¡: .~ fA-~,LJ¡£I.': ~ Anne Bybee, City Clerk nty of Campbell City Council Report ITEM NO: CATEGORY: MEETING DATE: 15. Public Hearing July 17, 2001 TITLE Application of Mr. Reza Norouzl of Memarie Associates, on behalf of Mr. Akbar Abdollahi, for approval of a Zone Change (pLN2001-13) from a R-M-S (Multiple Family Residential) to P-D (planned Development) zoning district, approval of a Planned Development Permit (pLN2001-14) to allow the construction of five single-family houses and approval of a Tentative Subdivision Map (pLN2001-17) to allow the creation of siI lots on property located at 1345-65 Elam Avenue. CITY COUNCIL ACTION The Planning Commission recommends that the City Council take the following: I, Grant a Negative Declaration for the proposed project; and 2. Take first reading of the attached ordinance approving a Zone Change (pLN2001-13) from R-M-S (Multiple Family Residential) to P-D (planned Development); and 3, Adopt a Resolution upholding the Planning Commission's recommended approval of a Planned Development Pennit (PLN2001-14) to allow the construction of five (5) single- family homes, incorporating the attached findings and subject to the attached Conditions of Approval; and 4. Adopt a Resolution upholding the Planning Commission's recommended approval of the Tentative Subdivision Map (PLN2001-17), incorporating the attached findings and subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION The City prepared an Initial Study for this project and it was detennined that no significant impacts would be created as a result of the project. Based upon the infonnation provided in the Initial Study, the Planning Commission recommends that the City Council grant a Negative Declaration for this project. BACKGROUND The applicant is requesting approval of a Zone Change (pLN2001-13) from a R-M-S (Multiple Family Residential) to a P-D (planned Development) zoning district; a Planned Development Pennit (pLN2001-14) to allow the construction of five (5) single-family homes; and a Tentative Subdivision Map to create five (5) single-family lots and a common lot for access on property located at 1345-65 Elam Avenue (pLN2001-15). The subject property is located on the north side ofElam Avenue, adjacent to Smith Creek and west of San Tomas Aquino Road. The project site currently has a single-family house and detached garage, which will be demolished for this project. City Council Report PLN2001-13/14/15 - 1345-65 Elam Avenue Zone Change, Planned Development Permit, and Tentative Subdivision Map Page 2 The Planning Commission, at its meeting of June 26, 2001, forwarded a recommendation to the City Council by a 4-0 vote (three commissioners were absent) to approve the proposed project with the attached conditions of approval. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low- Medium Density Residential (6-13 units per gross acre), The proposed project will be developed at a density of 6.3 units per gross acre, which is within the density range allowed for the site. Therefore, the proposed project is consistent with the General Plan. Zone Change: The zoning designation for the project site is R-M-S (Multiple Family Residential). Under this zoning designation, a maximum of nine (9) apartment units could be constructed on the project site, if all other development standards (ie. open space, parking, etc.) could be met. The applicant is requesting approval of a Zone Change from a R-M-S to a P-D (planned Development) zoning district to allow for the development of single-family units, each to be constructed on individual lots. The zone change does not affect the maximum density range allowance for the property, but does allow for the separate ownership of units as opposed to the development of multiple units on a single lot (ie. rental apartments). Tentative Subdivision Map: The applicant is requesting approval of a Tentative Subdivision Map to subdivide the property into five (5) residential lots and one common lot for an access driveway. Prior to recordation of the final Subdivision Map and issuance of any building pennits, the applicant will be required to provide draft Covenants, Conditions and Restrictions (Cc&Rs) which provide for the formation of a homeowner's association to ensure the long-tenD maintenance of the access driveway and associated landscaping. Condition of Approval No.4 (pLN2001-14) requires that the applicant submit the draft Cc&Rs for review and approval by the Community Development Director and City Attorney. Planned Development Pennit: The Planned Development Pennit will allow for the construction of five (5) single-family homes, incorporating the site plan and elevations as part of the P-D Pennit approval. The site plan proposes the construction of five (5) single-family homes each on individual lots. Lots 1,2, and 4 take access directly offElam Avenue. Lots 3 and 5 are accessed by a 12-foot wide decoratively-paved common driveway running along the eastern property line. As required by the San Tomas Area Neighborhood Plan, all of the units are set back a minimum of 15 feet from adjacent properties. Each of the units has a private rear yard with a minimum depth of 15 feet and a front yard with a minimum depth of 20 feet, Proposed landscaping will occupy approximately 56% of the project site. The requirement to provide for CC&Rs for the project will satisfy the City's need to ensure the proper maintenance and upkeep of the development. The project provides a total of 20 off-street parking spaces. Each unit has a two-car garage and two parking spaces in the driveway apron. The project exceeds the City's parking requirement to provide 3.5 parking spaces per unit by providing four per unit. City Council Report PLN2001-13/14/15 -1345-65 EIamAvenue Zone Change, Planned Development Permit, and Tentative Subdivision Map Page 3 The conceptual landscaped areas shows IS-gallon trees and landscaping along the east side of the property adjacent to the driveway; shrubs, turf, IS-gallon trees in the front yards of all the units; and 24-inch box trees along the rear property line of the development. Overall, the proposed landscaping is consistent with the City's Water Efficient Landscape Standards (WELS) and meets the minimum tree requirement per the STANP. However, several trees on site were removed without a Tree Removal Permit and therefore the final landscape plan will need to include additional replacement trees for those removed and the upgrading of proposed IS-gallon trees to 24-inch box. Condition of Approval No.4 (pLN200I-I4) requires the submittal of a final landscape plan to be reviewed and approved by the Community Development Director. ALTERNATIVES 1. Approve the proposed project subject to additional and/or modified Conditions of Approval. 2. Deny the proposed project. 3. Continue for further review. FISCAL IMPACTS None. Attachments: 1. Draft City Council Zone Change - Ordinance 2. Draft City Council Planned Development Permit - Resolution 3. Draft City Council Tentative Subdivision Map - Resolution 4. Planning Commission Resolutions and Minutes 5. Planning Commission Report 6. Reduced Exhibits 7. Location Map Prepared by: KN.M¡ 13 Q..ð W'WI, -¡. ¿ Kristi Bascom, Planner I Reviewed by: ~~ Sharon Fierro, Community Development Director Approved by: ,> .OfoC4-1t.o ~ ~ [... ~ - t'" ;.¡ !'" ~$ ,,'" .< , 'I)~ C H"'" .c CITY OF CAMPBELL Community Development Department. Current Planning June 28, 2001 Mr. Reza Norouzi Memarie Assoc., Inc. 12201 Saratoga-Sunnyvale Road, Suite D Saratoga, CA 95070 Re: PLN2001-13 (ZC)/PLN2001-14 (PD)/PLN2001-15 (TS) -1345-1365 Elam Avenue Dear Applicant: Please be advised that the Planning Commission, at its meeting of June 26, 2001, took the following actions on the above-referenced applications: 1. Recommended that Council grant a Negative Declaration; 2. Adopted Resolution No, 3357 recommending approval of a Zone Change (PLN2001-13) from R-M-S (Multiple-Family Residential) to PD (Planned Development); 3. Adopted Resolution No, 3358 recommending approval of a Planned Development Permit (PLN2001-14) to allow the construction of five new, small-lot, single-family residences; and 4. Adopted Resolution No, 3359 recommending approval of a Tentative Subdivision Map to allow the creation of six lots on the above-referenced property. This project is tentatively set for consideration by the City Council at its meeting of July 17, 2001. If you have-any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, ¥f" Sth ß~~~ Kristi Bascom Planner I cc Mr. Akbar Abdollahi (Property Owner) 1151 Volti Lane Los Altos, CA 94024 Mr. Saeid Razavi (Engineer) SMP Company 1211 Park Avenue, Suite 208 San Jose, CA 95125 70 North First Street' Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866,8381 . TOO 408.866.2790 RESOLUTION NO. 3357 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A ZONE CHANGE (PLN2001-13) FROM R-M-S (MULTIPLE F AMIL Y RESIDENTIAL) TO PD (PLANNED DEVELOPMENT) FOR PROPERTY LOCATED AT 1345-1365 ELAM AVENUE. APPLICATION OF MR, REZA NOROUZI, ON BEHALF OF MR. AKBAR ABDOLLAHI. FILE NO. PLN2001-13, 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 PLN2001-13: 1. The proposed Planned Development zoning is consistent with the General Plan designation of Low-Medium Density Residential for the site, 2. The proposed density of 6,3 units per gross acre is no greater than the density allowance of 6- 13 units per gross acre pennitted in the R-M-S (Multiple-Family Residential) Zoning District. 3, An initial study was prepared for this project 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 development and uses will clearly result in a more desirable environment and use of the land than would be possible under any other zoning classification, 2. The development and uses will be compatible with the General Plan of the City and will aid in the hannonious development of the immediate area, 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 2. No substantial evidence has been presented from which a reasonable argument could be made that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. Planning Commission Resol-don No. 3357 PLN200 1-13 - 1345-1365 Elam Avenue- Zone Change Page 2 PASSED AND ADOPTED this 26th day of June, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Jones and Lindstrom None Doorley, Hernandez and Lowe None APPROVED: Mel Lindstrom, Chair ATTEST: Sharon Fierro, Secretary RESOLUTION NO. 3358 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (pLN2001-14) TO ALLOW THE CONSTRUCTION OF FIVE SMALL-LOT, SINGLE-FAMILY RESIDENCES ON PROPERTY LOCATED AT 1345-1365 ELAM AVENUE. APPLICATION OF MR, REZA NOROUZI, ON BEHALF OF MR. AKBAR ABDOLLAHI. FILE NO, PLN2001-14. 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 PLN2001-14: 1, The development of the proposed project will result in a use that is consistent with the General Plan land use of residential uses for this area, 2. The proposed density of 6,3 units per gross acre is no greater than the density allowance of 6- 13 units pennitted in the R-M-S (Multiple-Family Residential) Zoning District. 3. Up to nine (9) units could be constructed in an R-M-S Zoning District, where five (5) are proposed in the Planned Development District. 4. The site plan proposes the construction of five (5) single-family homes each on individual lots. Lots 1, 2, and 4 take access directly off Elam Avenue. Lots 3 and 5 are accessed by a 20-foot wide, decoratively paved common driveway, running along the east property line, Per the San Tomas Plan, all of the units are set back a minimum of 15 feet from adjacent properties, Each of the units has a private rear yard with a minimum depth of 15 feet and a front yard with a minimum depth of 20 feet. Proposed landscaping will occupy approximately 56% of the project site, 5. The project provides twenty (20) on-site parking spaces, where 18 spaces are required. 6, The completed project would consist of five (5) new single-family homes covering 27.5% of the lot with building, 16,1 % with paving, and 56.4% with landscaping. 7. The project will have a floor area ratio of .47. 8. The proposed project is surrounded by other residential uses, with apartments to the north, single-family homes to the south and east, and a Santa Clara Valley Water District Flood Control Channel to the west. 9. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses, Planning Commission ResoL.ion No, 3358 PLN2001-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 2 10, An initial study was prepared for this project 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 development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the hannonious development of the immediate area, 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole, 5. No substantial evidence has been presented ITom which a reasonable argument could be made that shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts ofthe project. 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 item under review. 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 Planning Division 1. Approved Project: Approval is granted to construct five (5) single-family homes. The building designs and site design shall substantially confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Memarie Associates received on May 9, 2001, including building elevations, site plan, and a conceptual landscape plan, b. Color elevations and materials board submitted by Memarie Associates on May 9,2001. Planning Commission ResoL....lon No, 3358 PLN2001-14 - 1345-1365 E1am Avenue - Planned Development Pennit Page 3 c. Tentative Subdivision Map prepared by SMP Civil Engineers submitted on March 22, 2001. d. The Planned Development Pennit approval shall expire and be void one year from the date of final approval, unless, a building pennit is obtained, Construction must be completed one year thereafter or the Planned Development Pennit shall be void. 2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building pennits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations, a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS). b. In addition to the trees shown on the preliminary landscape plan, two (2) 36-inch box trees shall be required as a replacement for the 16-inch diameter Fir and 24-inch diameter Willow trees that were removed without a Tree Removal Pennit and all trees on site shall be 24-inch box size, c, The landscape plan for Lot I shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. 3, Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code, b. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations prior to issuance of building pennits for the project. 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 provide for the fonnation of a homeowner's association to ensure the long-tenn maintenance of the access driveway and associated landscaping, 5. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site, Credit in the amount of $10,990 will be given for the existing single-family residence, Prior to recordation of the final subdivision map, 75% of this fee is due, The remaining 25% is due prior to issuance of a certificate of building occupancy. 6, Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall substantially comply with the fence detail dated February 5, 2001 provided by Williams Residential Design. 7. Property 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. Unifonn Fire Code). Planning Commission Resol~.1On No, 3358 PLN2001-14 - 1345-1365 Elam Avenue - Planned Development Permit Page 4 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division, 9. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features, Building Division: 10. Pennits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. A grading permit shall be required for the subdivision, 11. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The minimum size of construction plans submitted for building pennits shall be 24 in. X 36 in, 14. Soils Report: Two copies of a CUlTent soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 15. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate, Site plan shall also include site drainage details. 16. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans, Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation comer locations Planning Commission ReSOl....lon No, 3358 PLN2001-14 -1345-1365 Elam Avenue - Planned Development Pennit Page 5 17. Title 24 Energy Compliance: California Title 24 Energy Compliance fonns CF-IR and MF- lR shall be blue-lined on the construction plans. 8Y2 X 11 calculations shall be submitted as well. 18. Special Inspections: When a special inspection is required by UB.C, Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building pennits, in accordance with UB.C Section 106,3,5, Please obtain City of Campbell, Special Inspection fonns from the Building Inspection Division Counter, 19. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 20, Approvals Required: The project requires the following agency approval prior to issuance of the building pennit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i. Campbell Union School District (378-3405) ii, Campbell Union High School District (371-0960) iii, Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To Detennine your district, contact the offices identified above, Obtain the School District payment fonn from the City Building Division, after the Division has approved the building pennit application, d. Bay Area Air Quality Management District (Demolitions Only) FIRE DEPARTMENT 21. Required Fire Flow: The required fire flow for this project has been calculated at 1,000 GPM at 20 psi residual pressure, The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing, 22. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants, Provide an onsite fire hydrant OR install an approved fire sprinkler system throughout all portions of the building. Note specifically Lots 3 and 5, The applicant is to advise on the method of mitigation prescribed above prior to building pennit application, 23. Fire 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 confonn to Fire Department Standard Details and Specifications Sheet D-l, Planning Commission Resol_don No, 3358 PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Permit Page 6 24. 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. 25. 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 ITom the street or road ITonting the property. Numbers shall contrast with their background. 26. 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, PUBLIC WORKS DEPARTMENT 27. Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,510,00 plus $25 per lot. 28. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report. 29, Right-of-Way for Public Street Purposes: Prior to recordation ofthe Final Map, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Elam Avenue ITontage as necessary to accommodate 3O-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, 30. Easements: Prior recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 31. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as detennined by the City Engineer. 32, Street Improvements: Prior recordation of the Final Map, the applicant shall 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices, The fee for a non- utility encroachment permit is $245,00, The plans shall include the following: a. Reconstruction of the existing pavement section, as determined by the City Engineer in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices, based on field tests provided by the applicant, to centerline from easterly property line of the proposed development to the westerly property line of Smith Creek, Planning Commission ReSOludon No, 3358 PLN2001-14 - 1345-1365 Elam Avenue - Planned Development Pennit Page 7 b, Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project frontage, c, Construction of City stonn drain improvements, as necessary, d, Relocation and adjustment of utilities, as necessary, e, Installation and relocation of traffic signs and stripes, as necessary, f. Construction of confonns to existing public and private improvements, as necessary. 33. 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, 34, Soils Report: Prior to issuance of any grading or building pennits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer, 35. 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. Applicant shall comply with all plan submittals, pennitting, and fee requirements of the serving utility companies. 36, Utility Installation Plan: Prior to issuance of building pennits 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices, 37. Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site, the applicant shall conduct hydrology studies based on a 10 year stonn frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading peITllits, The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33, 38, StOITll Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Stonn Drain Area fee of $2,250/acre, 39, StOITll Water Pollution Prevention Measures: Prior to issuance of any grading or building peITllits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) pennitting requirements and the California Stonn Water Best Management Practices handbook prepared by the Stonn Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Stonn Water Pollution Prevention, 40. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Final Map, 41. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition pennit to remove any nonconfonning structures. Planning Commission Resolunon No, 3358 PLN200 1-14 - 1345-1365 Elam Avenue - Planned Development Permit Page 8 42, Sitp. Phm' The applicant shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. SANTA ("'LARA VAT:(.EVWATRR OTSTRICT 43, Pp.nnit RP.'11Iireci: A Santa Clara Valley Water District Permit is required for any work within 50 feet of the top of a creek bank or District right-of-way. Evidence of the permit will be required at the issuance of building permits. PASSED AND ADOPTED this 26th day of June, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN : Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Lindstrom and Jones None Doodey, Hernandez and Lowe None APPROVED: Mel Lindstrom, Chair ATTEST: Sharon Fierro, Secretary RESOLUTION NO. 3359 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP (PLN2001-15) TO ALLOW THE CREATION OF SIX LOTS ON PROPERTY LOCATED AT 1345- 1365 ELAM AVENUE IN A PD (pLANNED DEVELOPMENT) ZONING DISTRICT, APPLICATION OF MR, REZA NOROUZI, ON BEHALF OF MR. AKBAR ABDOLLAHI. FILE NO. PLN2001- 15. 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 PLN2001-15: 1. The proposed creation of six lots is consistent with the General Plan, 2, The proposed density of 6,3 units per gross acre is no greater than would be allowed by the R-M-S (Multiple-Family Residential) Zoning District. 3, The provisions of the CC&Rs are necessary to ensure the long-tenn maintenance of the common driveway and associated landscaping. 4, An initial study was prepared for this project 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, 2, The proposed subdivision 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 subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4, No substantial evidence has been presented trom which a reasonable argument could be made that shows that the project as currently presented, and subject to the attached conditions, will have a significant effect upon the environment. 5. The development and uses would be compatible with the General Plan of the City and will aid in the hannonious development of the immediate area, 6, There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Planning Commission Resol....lon No. 3359 PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 2 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 item under review. 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 Plannin2 Division 1. Approved Project: Approval is granted to construct five (5) single-family homes, The building designs and site design shall substantially confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Memarie Associates received on May 9, 2001, including building elevations, site plan, and a conceptual landscape plan, b. Color elevations and materials board submitted by Memarie Associates on May 9, 2001, c. Tentative Subdivision Map prepared by SMP Civil Engineers submitted on March 22, 2001. 2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building pennits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations, a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS), b, In addition to the trees shown on the preliminary landscape plan, two (2) 36-inch box trees shall be_required as a replacement for the 16-inch diameter Fir and 24-inch diameter Willow trees that were removed without a Tree Removal Pennit. c. To the extent possible, the landscape plan for Lot I shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. 3, Parking and Driveways: a, All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code, b. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations prior to issuance of building pennits for the project. 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 Planning Commission Resoh..lOn No. 3359 PLN2001-15 - 1345-1365 E1am Avenue - Tentative Subdivision Map (610ts) Page 3 the CC&Rs which shall provide for the fonnation of a homeowner's association to ensure the long-term maintenance of the access driveway and associated landscaping, 5. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the final subdivision map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 6. Fences: Any newly proposed fencing shall comply with Section 21.59,090 of the Campbell Municipal Code and shall substantially comply with the fence detail dated February 5, 2001 provided by Williams Residential Design, 7, Property 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), 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 9. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site, The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable conditions of approval, ordinances, laws and regulations, Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. PUBLIC WORKS DEPARTMENT 10. Final Map: Prio~ to issuance of any grading or building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,510,00 plus $25 per lot. 11. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a CUITent Preliminary Title Report. 12, Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Elam Avenue frontage as necessary to accommodate 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. 13. Easements: Prior recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc, 14. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices. Planning Commission ResoJ....Îon No, 3359 PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 4 15. Street Improvements: Prior recordation of the Final Map, the applicant shall 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 pennit for construction of the standard public street improvements, as required by the City Engineer in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices. The fee for a non- utility encroachment pennit is $245.00. The plans shall include the following: a. Reconstruction of the existing pavement section, as detennined by the City Engineer, based on field tests provided by the applicant, to centerline trom easterly property line of the proposed development to the westerly property line of Smith Creek, b. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project trontage, c. Construction of City stonn drain improvements, as necessary, d. Relocation and adjustment of utilities, as necessary, e, Installation and relocation of traffic signs and stripes, as necessary, f. Construction of confonns to existing public and private improvements, as necessary. 16. 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, 17. Soils Report: Prior to issuance of any grading or building pennits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer, 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, Applicant shall comply with all plan submittals, pennitting, and fee requirements of the serving utility companIes. 19. Utility Installation Plan: Prior to issuance of building pennits 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 in accordance with all applicable conditions of approval, ordinances, laws and regulations and accepted engineering practices, 20. Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site, the applicant shall conduct hydrology studies based on a 10 year stonn trequency, 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, 21, Stonn Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Stonn Drain Area fee of $2,250/acre. 22. Stonn Water Pollution Prevention Measures: Prior to issuance of any grading or building pennits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) pennitting requirements and the California Stonn Water Best Management Planning Commission Resol_.1on No. 3359 PLN2001-15 - 1345-1365 Elam Avenue - Tentative Subdivision Map (6 lots) Page 5 Practices handbook prepared by the Stonn Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention, 23. Covenants. Conditions. and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation ofthe Final Map, 24. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition permit to remove any nonconfonning structures. 25, Site Plan: The applicant shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. SANTA CLARA VALLEY WATER D ISTRI CT 26, Pennit Required: A Santa Clara Valley Water District Pennit is required for any work within 50 feet of the top of a creek bank or District right-of-way, PASSED AND ADOPTED this 26th day of June, 200 I, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Jones and Lindstrom None Doorley, Hernandez and Lowe None APPROVED: Mel Lindstrom, Chair ATTEST: Sharon Fierro, Secretary Planning Commission Minutes of June 26,2001 Attachment #4 ORAL REQUESTS There were no oral requests, AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements, PUBLIC HEARING Chairperson Lindstrom read Agenda Item No, 1 into the record. 1. PLN2001-13 (ZC) PLN2001-14 (PD) PLN2001-15 (TS) Norouzi, R. Public Hearing to consider the application of Mr. Reza Norouzi, on behalf of Akbar Abdollahi, for approval of a Zone Change (pLN2001-13) from R-M-S (Multiple Family Residential) to PD (planned Development); a Planned Development Permit (pLN2001- 14) to allow the construction of a five-unit, small-lot, single-family development; and a Tentative Subdivision Map (pLN2001-15) to allow the creation of six lots on property located at 1345-1365 Elam Avenue in a R-M-S (Multiple Family Residential) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: July 17,2001. Ms, Kristi Bascom, Planner I, presented the staff report as follows: . Advised that this application seeks approval for the development of five new small-lot single-family residences on one parcel. . Informed that the subject property, 1345-65 Elam Avenue, is located within the San Tomas Neighborhood, on the northern portion of Elam, adjacent to Smith Creek and west of San Tomas Aquino Road, . Said that the proposed Zone Change is from R-M-S (Multiple Family Residential) to PD (Planned Development). The PD Pennit would permit the construction of five new homes and the Tentative Subdivision Map would create six lots, five individual residential lots and one common lot. . Said that the proposed homes will range from 2,000 to 2,500 square feet. The lots range from 4,225 to 5,900 square feet. Each lot will have four parking spaces, two within the garage and two on each driveway in front of the garages, Three homes will front on Elam and two will be accessed through a private drive. The five homes are two-story structures, . Added that building materials include stucco, hip roofs using composition shingle, and varied window and porch elements. The submitted landscape plan will be enhanced with larger and more trees, . Said that the Initial Study has determined no significant impacts and a Negative Declaration has been prepared, . Advised that staff is recommending that the Planning Commission support approval of the Negative Declaration; adopt a Resolution recommending that Council approve the Zone Change from R-M-S to PD; adopt a Resolution recommending that Council approve the Planned Development Permit to allow the construction of five homes and adopt a Resolution recommending that Council approve a Tentative Subdivision Map to create six lots, five residential lots and one common lot. Planning Commission MinL...;s of June 26, 2001 Page 3 Commissioner Gibbons asked staff to clarify the width of the proposed driveway serving the two rear units. Ms, Kristi Bascom replied 12 feet. Commissioner Gibbons sought assurances that this width meets Fire Department requirements, Ms, Kristi Bascom replied yes. Clarified that the paved driveway is 12 feet wide but that clearance is actually 15 feet. Commissioner Gibbons asked if the rear units would require fire sprinklers, Ms, Kristi Bascom replied no. Commissioner Gibbons stated for the record the importance of selecting the right trees for this and for any project. Commissioner Francois presented the Site and Architectural Review Committee report as follows: . SARC reviewed the application on June 12,2001, and was very supportive, Chairperson Lindstrom opened the Public Hearing for Agenda Item No, 1. Mr. Gary Gairaud, 615 Louise Court, Campbell: . Advised that he is representing the San Tomas Area Neighborhood Association, . Suggested that this Zone Change request is a means to get past the established Floor Area Ratios within the San Tomas Area Neighborhood Plan, . Said that he was not in support of this project. . Expressed that the project should be reduced to four homes. Commissioner Francois: . Said that this applicant is following the density allowed in the General Plan and could actually develop from between six and 13 units or an apartment building on this site. . Added that this proposal meets all development standards and is an excellent project. Mr. Gary Gairaud said that a smaller development for this site is preferred. Added that he doesn't personally live adjacent to this site. Said this project doesn't quite make sense to him. Mr. Craig Aquilina, 1125 Wekiva Avenue, Campbell: . Questioned whether a fire truck could actually get off site and whether an on-site hydrant is required. Ms, Kristi Bascom replied that the Fire Department requirement is satisfied with the 12-foot wide driveway as the drive serves only two units, The applicant had the option of placing an on-site hydrant or sprinklering the rear units, Planning Commission Minutt;.; of June 26, 2001 Page 4 Mr, Charles Schulz, 1315 Elam Avenue, Campbell: . Said that this appears to be a nice development but that he had a couple of concerns, . Expressed his opinion that four homes would be better than five. . Stated his concerns about the existing traffic in the area, particularly at the intersection. . Asked how the intersection would be handled as a result of this project. Commissioner Francois asked staff if there is a stop sign at Elam and Crockett. Mr, Geoff I. Bradley replied that he had believed there was a stop sign going northbound but deferred to local resident, Charles Schulz, who advised that there is not such stop sign in this area, Ms, Kristi Bascom advised that Public Works had not Conditions of Approval to install any traffic control devices as a result of this project. Commissioner Gibbons suggested that Mr. Schulz contact Public Works to relay his traffic concerns in this neighborhood. Mr, Geoff I. Bradley told the Commission and Mr. Schulz that he could consider that contact as being done, He will forward the concerns expressed by Mr. Schulz to the Public Works Traffic Engineer, Chairperson Lindstrom closed the Public Hearing for Agenda Item No.1. Commissioner Francois stated his support for this project. Advised that he has lived in this area for 39 years and that this will be a definite improvement to the area. Commissioner Gibbons agreed with Commissioner Francois and stated that the proposal is less densely developed than it might be. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Francois, the Planning Commission took the following action: 1. Recommended that the City Council grant a Negative Declaration; 2. Adopted Resolution No. 3357 recommending approval of a Zone Change (pLN2001-13) from R-M-S (Multiple Family Residential) to PD (Planned Development) with amended findings; 3. Adopted Resolution No. 3358 recommending approval of a Planned Development Permit (PLN2001-14) to allow the construction of a five- unit, small lot, single-family development with the amended findings and conditions; and 4. Adopted Resolution No. 3359 recommending approval of a Tentative Subdivision Map (PLN2001-15) to allow the creation of six lots with the amended findings and conditions, on property located at 1345-1365 Elam Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones and Lindstrom Planning Commission MinL, ,,5 of June 26, 2001 Page 5 NOES: ABSENT: ABSTAIN: None Doorley, Hernandez and Lowe None Chairperson Lindstrom advised that this matter will be considered by Council at its meeting of July 17, 2001, for final approval. *** Chairperson Lindstrom read Agenda Item No.2 into the record. 2. PLN2001-43 (ZC) PLN2001-44 (PD) PLN2001-45 (TS) PLN2001- 70 (TRP) Water Tower I, LLC Public Hearing to consider the application of Water Tower I, LLC, for approval of a Zone Change (pLN2001-43) trom PD (planned Development) to C-PD (Condominium-Planned Development), a Planned Development Pennit (pLN2001-44) to allow the construction of 21 residential loft units; a Tentative Subdivision Map (pLN2001-45) to allow the creation of 22 lots (21 units and one common lot) and a Tree Removal Pennit (pLN2001-70) to allow the removal of 48 trees on property located at 300 Orchard City Drive in a PD (Planned Development) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: August 7, 2001. Mr. Geoffl, Bradley, Senior Planner, presented the staff report as follows: . Advised that this project would develop a portion of the Water Tower Plaza, a site currently on the City's Historic Resources Inventory. . Infonned that a fonner 20,000 square foot converted cannery building had been on this property and had to be demolished following the 1989 earthquake. The land was subsequently landscaped extensively with 48 trees. . Said that the General Plan designation is Commercial and the Zoning is Planned Development. The General Plan allows a density of 26,25 units per gross acre, . Advised that this proposal is for the development of 21 units, within two attached buildings, Three of these units will be affordable (Below Market Rate). Below grade parking will be provided and an individual patio or balcony will be provided for each unit. Use of common open space will provide the required 500 square feet of open space required per unit. . Said that SARC reviewed the project and had concerns about the parapet cap. . Said that this project is consistent with the guidelines of the Downtown Development Plan. . Infonned that of the 48 trees slated for removal, all but one are less than 12-inches in diameter, These removed trees will be replaced at a one to one ratio. . Said that part of this development is the modification to Hyde Park, which the Parks and Recreation Commission has reviewed and supports. Changes include the enlargement of Hyde Park at the comer, which will be planted with 36 new trees, Three trees will be removed and two redwood trees relocated. . Advised that 45 parking spaces will be provided, exceed the two per unit requirement. . Said that the Tentative Subdivision will create 21 condominiums and one common lot. ,..\...o~. CA-"I1Að !::: <;. U r- 0 0 ... Jo. ~~ ~ . c, °otCHf>."O' PLN2001-13 (ZC) PLN2001-14 (PD) PLN2001-15 (TSM) Norouzi, R. '. ITEM NO.1 STAFF REPORT - PLANNING COMMISSION MEETING OF June 26, 2001 Public Hearing to consider the applications of Mr. Reza Norouzi of Memarie Associates, on behalf of Mr, Akbar Abdollahi, to allow the following on property located at 1345-65 Elam Avenue in an R-M-S (Multiple Family Residential) Zoning District: a) A Zone Change from R-M-S (Multiple Family Residential) to P-D (Planned Development); b) A Planned Development Pennit to allow the construction of five (5) single-family homes; and c) A Tentative Subdivision Map to create five (5) single-family lots and a common lot for access, STAFF RECOMMENDATION That the Planning Commission take the following actions: 1, Recommend that the City Council grant a Negative Declaration for this project based upon the findings of the Initial Study; 2, Adopt a Resolution incorporating the attached findings, recommending that the City Council approve a Zone Change from R-M-S (Multiple Family Residential) to P-D (Planned Development); 3. Adopt a Resolution incorporating the attached findings, recommending that the City Council approve a Planned Development Pennit to allow the construction of five (5) single-family homes, subject to the attached Conditions of Approval; and 4. Adopt a Resolution incorporating the attached findings, recommending that the City Council approve a Tentative Subdivision Map, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION In accordance with California Environmental Quality Act (CEQA), the City conducted an Initial Study for this project. The results of the study detennined that no significant impacts would be created as a result of this project. Based upon the infonnation provided in the environmental assessment, Staff recommends that the Planning Commission recommend that the City Council adopt the Negative Declaration prepared for this project. The conclusions of the Initial Study and the findings in support of the Negative Declaration are included as an attachment to this report, Staff Report - Planning Comlu.ssion Meeting of June 26, 2001 PLN2001-13, 14, and 15 - 1345-65 Elam Avenue Page 2 PROJECT DATA Gross Lot Area: Net Lot Area: ,79 acres 34,350 square feet ,64 acres 28,050 square feet 6,3 units per gross acre Project Density: Site Utilization: Building Coverage: Landscape Coverage: Paving Coverage: Floor Area Ratio (FAR): Parking Provided: Required: Model Summary Modell Models 2, 4 Model 3 Model 5 27.5% 56.4% 16,1% .47 7,724 square feet 15,820 square feet 4,516 square feet 13,190 square feet 20 parking spaces (10 covered, 10 uncovered) 18 parking spaces (10 covered, 8 uncovered) 4 BR/2.5 BA 4 BR/2,5 BA 4 BR/2,5 BA 4 BR/2,5 BA 2,179 sq, ft,+ 445 sq, ft. garage 1,967 sq. ft,+ 468 sq. ft, garage 2,325 sq. ft, + 463 sq, ft, garage 2,460 sq, ft, + 448 sq, ft, garage Adjacent Land Uses North: Multiple family apartments South: Single-family homes East: Single- family homes West: Santa Clara Valley Water District Flood Control Channel DISCUSSION Applicant's Proposal: The applicant, Reza Norouzi of Memarie Associates, is requesting approval ofa Zone Change (PLN2001-13) from an R-M-S (Multiple Family Residential) to a P-D (Planned Development) zoning district and a Planned Development Permit (PLN2001-14) to allow the construction of five (5) single-family homes; and a Tentative Subdivision Map to create five (5) single-family lots and a common lot for access on property located at 1345-65 Elam Avenue (PLN2001-15). The subject property is located on the north side ofElam Avenue, adjacent to Smith Creek and west of San Tomas Aquino Road, Back~ound: The project site currently has a single-family house and detached garage, which will be demolished for this project. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low- Medium Density Residential (6-13 units per gross acre). The proposed project will be developed at a density of 6.3 units per gross acre, which is within the density range allowed for the site, Therefore, the proposed project is consistent with the General Plan. Staff Report - Planning Coml...ssion Meeting of June 26, 200 I PLN2001-13, 14, and 15 - 1345-65 Elam Avenue Page 3 Zoning Designation: The zoning designation for the project site is R-M-S (Multiple Family Residential), Under this zoning designation, a maximum of nine (9) apartment units could be constructed on the project site, if all other development standards (i.e, open space, parking, etc,) could be met. The applicant is requesting approval of a Zone Change from a R-M-S to a P-D (Planned Development) zoning district to allow for the development of single-family units, each to be constructed on individual lots. The zone change does not affect the maximum density range allowance for the property, but does allow for the separate ownership of units as opposed to the development of multiple units on a single lot (i,e, rental apartments), Site Plan: The site plan proposes the construction of five (5) single-family homes each on individual lots, Lots I, 2, and 4 take access directly off Elam Avenue, Lots 3 and 5 are accessed by a 20-foot wide decoratively-paved common driveway running along the eastern property line, Per the San Tomas Area Neighborhood Plan, all of the units are set back a minimum of 15 feet from adjacent properties. Each of the units has a private rear yard with a minimum depth of IS feet and a front yard with a minimum depth of 20 feet. Proposed landscaping will occupy approximately 56% ofthe project site, Architecture: The proposed homes each have a distinctive design and well-articulated features, The houses all have stucco siding and brick or ledgestone wainscoting elements across the building frontage, The various elevations are designed with an attractive combination of arched windows, shutters, front porches, wooden railings, window boxes, juliette balconies, columns and posts, and window trim which result in the houses sharing a similar, but not duplicative, finished look. The applicant proposes subtle earth-tone shades that complement each other, Brick will be used on one house and a variety of different ledgestone styles will be used on the others for the decorative wainscoting, Door and wood trims are shown as an off-white color, Composition shingle roofing will be used for all of the houses, each house different in various shades of dark gray and dark brown, Staff finds that the proposed design is well articulated and meets the development standards set forth in the San Tomas Area Neighborhood Plan (STANP) and the City's Low-Medium Residential Design Guidelines, Landscaping: The conceptual landscaped areas shows IS-gallon trees and landscaping along the east side of the property adjacent to the driveway; shrubs, turf, 15-gallon trees in the front yards of all the units, and 24-inch box trees along the rear property line ofthe development. Overall, the proposed landscaping is consistent with the City's Water Efficient Landscape Standards (WELS) and meets the minimum tree requirement per the STANP, However, several trees on site were removed without a Tree Removal Permit and therefore the final landscape plan will need to include additional replacement trees for those removed and the upgrading of proposed 15-gallon trees to 24-inch box, Condition of Approval No, 4 (PLN2001-14) requires Staff Report - Planning ComIlU.,;sion Meeting of June 26, 2001 PLN2001-13, 14, and 15 - 1345-65 Elam Avenue Page 4 the submittal of a final landscape plan to be reviewed and approved by the Community Development Director, Parking: The project provides a total of 20 off-street parking spaces. Each unit has a two-car garage and two parking spaces in the driveway apron. The project exceeds the City's parking requirement to provide 3,5 parking spaces per unit by providing four per unit. Tentative Subdivision Map: The applicant is requesting approval of a Tentative Subdivision Map to subdivide the property into five (5) residentia110ts and one common lot for an access driveway. Prior to recordation of the final Subdivision Map and issuance of any building permits, the applicant shall provide draft Covenants, Conditions and Restrictions (CC&Rs) which provide for the formation of a homeowner's association to ensure the long-term maintenance of the access driveway and associated landscaping, Condition of Approval No.4 (PLN2001-14) requires that the applicant submit the draft CC&Rs for review and approval by the Community Development Director and City Attorney, Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this development project at its meeting of June 12, 2001 and was supportive of the proposed project. Attachments: 1, Findings Recommending Approval ofPLN2001-13 (Zone Change) 2. Findings Recommending Approval ofPLN2001-14 (Planned Development Permit) 3. Findings Recommending Approval ofPLN2001-15 (Tentative Subdivision Map) 4, Conditions of Approval for PLN2001-14 (Planned Development Permit) 5, Conditions of Approval for PLN2001-15 (Tentative Subdivision Map) 6, Site Plans and Elevations 7. Tentative Subdivision and Preliminary Grading Plan 8. Initial StudyÆnvironmental Documentation 9, Location Map Prepared by: ~.~ j (\ ScA- r-- Kris i Bascom, Planner I ~.. Approved by: Geoffl. Bradley, Senior Planner Attachment 1 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-13 (ZONE CHANGE) SITE ADDRESS: APPLICANT: 1345-1365 Elam Avenue Mr, Reza Norouzi of Memarie Associates, on behalf of Mr. Akbar Abdollahi June 26, 2001 p,c. MEETING: Findings for the Planning Commission to approve a Zone Change to allow the rezoning from R- M-S (Multi-family Residential) to PD (Planned Development). The Planning Commission finds as follows with regard to File No, PLN2001-13: 1. The proposed Planned Development zoning is consistent with the General Plan designation of Low-Medium Density Residential for the site, 2. The proposed density of 6,3 units per gross acre is no greater than the density allowance of 6- 13 units per gross acre pennitted in the R-M-S (Multiple-Family Residential) Zoning District. 3. An initial study was prepared for this project 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 development and uses will clearly result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area, 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4, The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. Attachment 2 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-14 (PLANNED DEVELOPMENT PERMIT) SITE ADDRESS: APPLICANT: 1345-1365 Elam Avenue Mr, Reza Norouzi of Memarie Associates, on behalf ofMr, Akbar Abdollahi June 26,2001 p,c. MEETING: Findings for the Planning Commission to approve a Planned Development Permit to allow the construction of five (5) single-family homes. The Planning Commission finds as follows with regard to File No, PLN2001-14: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of residential uses for this area, 2. The proposed density of 6,3 units per gross acre is no greater than the density allowance of 6- 13 units permitted in the R-M-S (Multiple-Family Residential) Zoning District. 3, Up to nine (9) units could be constructed in an R-M-S Zoning District, where five (5) are proposed in the Planned Development District. 4. The site plan proposes the construction of five (5) single-family homes each on individual lots, Lots 1, 2, and 4 take access directly off Elam Avenue, Lots 3 and 5 are accessed by a 20-foot wide decoratively-paved common driveway running along the east property line. Per the San Tomas Plan, all of the units are set back a minimum of 15 feet from adjacent properties, Each of the units has a private rear yard with a minimum depth of 15 feet and a front yard with a minimum depth of 20 feet. Proposed landscaping will occupy approximately 56% of the project site, 5. The project provides twenty (20) on-site parking spaces, where 18 spaces are required. 6. The completed project would consist of five (5) new single-family homes covering 27,5% of the lot with building, 16,1 % with paving, and 56.4% with landscaping, 7, The project will have a floor area ratio of .47, 8. The proposed project is surrounded by other residential uses, with apartments to the north, single-family homes to the south and east, and a Santa Clara Valley Water District Flood Control Channel to the west. 9. The proposed massing and design is consistent with other developments in the surrounding area and is consistent with the development standards for residential uses, 1O, An initial study was prepared for this project and no significant environmental impacts were found. Findings for Approval PLN2001-14 (Planned Development Permit) -1345-65 Elam Avenue Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: I. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification, 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area, 3, The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole, 5. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. Attachment 3 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-15 (TENT. SUBDIVISION MAP) SITE ADDRESS: APPLICANT: 1345-1365 Elam Avenue Mr, Reza Norouzi of Memarie Associates, on behalf of Mr. Akbar Abdollahi June 26,2001 P.e. MEETING: Findings for the Planning Commission to approve a Tentative Subdivision Map to allow the establishment of six (6) lots on property located at 1345-65 Elam Avenue. The Planning Commission finds as follows with regard to File No, PLN2001-15: 1. The proposed creation of six lots is consistent with the General Plan, 2. The proposed density of 6.3 units per gross acre is no greater than would be allowed by the R-M-S (Multiple-Family Residential) Zoning District. 3, The provisions of the CC&Rs are necessary to ensure the long-tenn maintenance of the common driveway and associated landscaping, 4, An initial study was prepared for this project 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, 2. The proposed subdivision 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 subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities, 4. No substantial evidence has been presented which shows that the project as currently presented, and subject to the attached conditions, will have a significant effect upon the environment. 5, The development and uses would be compatible with the General Plan of the City and will aid in the hannonious development of the immediate area, Attachment 4 CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-14 (PLANNED DEVELOPMENT PERMIT) P.c. MEETING: 1345-1365 Elam Avenue Mr, Reza Norouzi ofMemarie Associates, on behalfofMr, Akbar Abdollahi June 26, 2001 SITE ADDRESS: APPLICANT: The applicant is hereby notified, as part of this application, that he/she 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, 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 Plannine Division 1. Approved Project: Approval is granted to construct five (5) single-family homes, The building designs and site design shall substantially confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Memarie Associates received on May 9, 2001, including building elevations, site plan, and a conceptual landscape plan, b, Color elevations and materials board submitted by Memarie Associates on May 9,2001. c. Tentative Subdivision Map prepared by SMP Civil Engineers submitted on March 22, 2001. d, The Planned Development Pennit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building pennit must be obtained and construction completed one year thereafter or the Planned Development Pennit shall be void. 2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building pennits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations, a, Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS), b. In addition to the trees shown on the preliminary landscape plan, two (2) 36-inch box trees shall be required as a replacement for the 16-inch diameter Fir and 24-inch diameter Willow trees that were removed without a Tree Removal Pennit and all trees on site shall be 24-inch box size. c, The landscape plan for Lot 1 shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. Conditions of Approval PLN2001-14 (Planned Development Permit) -1345-65 Elam Avenue 3. Parking and Driveways: a, All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code, b. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations prior to issuance of building pennits for the project 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 provide for the fonnation of a homeowner's association to ensure the long-tenn maintenance of the access driveway and associated landscaping. 5. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the final subdivision map, 75% ofthis fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 6, Fences: Any newly proposed fencing shall comply with Section 21.59,090 of the Campbell Municipal Code and shall substantially comply with the fence detail dated February 5, 2001 provided by Williams Residential Design, 7. Property 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, Unifonn Fire Code), 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transfonner) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division, 9. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site, The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reyiewed and approved by the Community Development Director prior to installation of the lighting, Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. Dundin!! Division: 10. Pennits Required: A building pennit application shall be required for each proposed new structure, The building pennit shall include Electrical/PlumbinglMechanical fees when such work is part of the pennit A grading pennit shall be required for the subdivision, Conditions of Approval PLN2001-14 (Planned Development Permit) -1345-65 Elam Avenue 11. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in, 14, Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application, This report shall be prepared by a licensed engineer specializing in soils mechanics, 15, Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate, Site plan shall also include site drainage details, 16, Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection, This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans, Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a, pad elevation b. finish floor elevation (first floor) c. foundation comer locations 17, Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF -1 R and MF- lR shall be blue-lined on the construction plans, 8Y2 X 11 calculations shall be submitted as well, 18. Special Inspections: When a special inspection is required by U.B.C, Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 19. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter, 20, Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a, West Valley Sanitation District (378-2407) b, Santa Clara County Fire Department (378-4010) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) Conditions of Approval PLN2001-14 (Planned Development Permit) - 1345-65 Elam Avenue 111. Moreland School District (379-1370) IV. Cambrian School District (377-2103) Note: To Detennine your district, contact the offices identified above, Obtain the School District payment fonn from the City Building Division, after the Division has approved the building pennit application. d. Bay Area Air Quality Management District (Demolitions Only) FIRE DEPARTMENT 21. ReQuired Fire Flow: The required fire flow for this project has been calculated at 1,000 GPM at 20 psi residual pressure, The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 22. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an onsite fire hydrant OR install an approved fire sprinkler system throughout all portions of the building, Note specifically Lots 3 and 5. The applicant is to advise on the method of mitigation prescribed above prior to building permit application. 23. Fire 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 confonn to Fire Department Standard Details and Specifications Sheet D-l. 24. Timing of ReQuired Roadway Installations: Required driveway installations shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete, Note that building pennit issuance may be withheld until installations are completed, 25. 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, 26. 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, PUBLIC WORKS DEPARTMENT 27. Final Map: Prior to issuance of any grading or building pennits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,510,00 plus $25 per lot. 28. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report, 29. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Elam Avenue frontage as necessary to accommodate 30-foot half street. The applicant shall cause Conditions of Approval PLN2001-14 (Planned Development Permit) - 1345-65 Elam Avenue all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 30. Easements: Prior recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 31. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as determined by the City Engineer, 32. Street Improvements: Prior recordation of the Final Map, the applicant shall 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 $245,00. The plans shall include the following: a. Reconstruction of the existing pavement section, as determined by the City Engineer, based on field tests provided by the applicant, to centerline from easterly property line of the proposed development to the westerly property line of Smith Creek, b. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project frontage, c, Construction of City storm drain improvements, as necessary, d, Relocation and adjustment of utilities, as necessary, e, Installation and relocation of traffic signs and stripes, as necessary, f. Construction of conforms to existing public and private improvements, as necessary. 33, 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, 34, 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. 35. 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, Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companIes, 36. 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. 37. 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 Conditions of Approval PLN2001-14 (Planned Development Pennit) - 1345-65 Elam Avenue permits, The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 38. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Storm Drain Area fee of $2,250/acre, 39. 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, 40, Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Final Map, 41. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition permit to remove any nonconforming structures. 42. Site Plan: The applicant shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. SANTA CLARA VALLEY WATER D ISTRI CT 43. Permit Required: A Santa Clara Valley Water District Permit is required for any work within 50 feet of the tòp of a creek bank or District right-of-way, Evidence of the permit will be required at the issuance of building permits, Attachment 5 CONDITIONS OF APPROVAL SUBDIVISION MAP) FOR FILE NO. PLN2001-15 (TENT A TIVE SITE ADDRESS: APPLICANT: 1345-1365 Elam Avenue Mr, Reza Norouzi of Memarie Associates, on behalf ofMr, Akbar Abdollahi June 26, 2001 P.c. MEETING: The applicant is hereby notified, as part of this application, that he/she 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. 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 Plannine: Division 1. Approved Proiect: Approval is granted to construct five (5) single-family homes, The building designs and site design shall substantially confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Memarie Associates received on May 9, 2001, including building elevations, site plan, and a conceptual landscape plan. b. Color elevations and materials board submitted by Memarie Associates on May 9,2001, c. Tentative Subdivision Map prepared by SMP Civil Engineers submitted on March 22, 2001, d. The Planned Development Pennit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building pennit must be obtained and construction completed one year thereafter or the Planned Development Pennit shall be void. 2, Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the Planning Division, prior to the issuance of building pennits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations, a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan already submitted and the City's Water Efficient Landscaping Standards (WELS), b, In addition to the trees shown on the preliminary landscape plan, two (2) 36-inch box trees shall be required as a replacement for the l6-inch diameter Fir and 24-inch diameter Willow trees that were removed without a Tree Removal Pennit. c, To the extent possible, the landscape plan for Lot 1 shall take into consideration the proximity of the adjacent creek channel and have a design compatible with the creek. Conditions of Approval ~~~?~~_1..:~~J!~~~_~~ve Subdivision Map)_- 13!5-65 ~lam Ave~~~.__--------,--"_._,m.m_-_m"._".......".".."..,,..".m.'......' 3, Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code, b. The applicant shall provide decorative pavement within the driveway and in front of the garages where uncovered parking spaces are provided in the development. The design and materials to be used for the decorative pavement shall be reviewed and approved by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations prior to issuance of building permits for the project. 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 provide for the formation of a homeowner's association to ensure the long-term maintenance of the access driveway and associated landscaping. 5, Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence, Prior to recordation of the final subdivision map, 75% ofthis fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy, 6, Fences: Any newly proposed fencing shall comply with Section 21.59,090 of the Campbell Municipal Code and shall substantially comply with the fence detail dated February 5, 2001 provided by Williams Residential Design. 7. Property 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), 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division, 9. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site, The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. PUBLIC WORKS DEPARTMENT 10, Final Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Final Map for review by the City and recordation, upon approval by the City Council. The current plan check fee is $1,510.00 plus $25 per lot. 11. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a current Preliminary Title Report, 12. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Elam Conditions of Approval ,~~~~,~~,,!.::~?_-Q:~~!~~i v~~,,':l bd i vi s i ~~""~~2",,=,,.!~~,,~=~.~!~~,,~ v en u~---"-"""--"""""----"""---"",,,,,,,,..,...,_..__.....,,-_.__...........", Avenue frontage as necessary to accommodate 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, 13, Easements: Prior recordation of the Final Map, the applicant shall cause Easements to be recorded for private utilities, private stonn drains, reciprocal ingress and egress, etc. 14. Monumentation for Final Map: Prior to recordation of the Final Map, the applicant shall provide security guaranteeing the cost of setting all Monuments shown on the map, as detennined by the City Engineer, 15, Street Improvements: Prior recordation of the Final Map, the applicant shall 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 pennit for construction of the standard public street improvements, as required by the City Engineer, The fee for a non-utility encroachment pennit is $245,00. The plans shall include the following: a. Reconstruction of the existing pavement section, as detennined by the City Engineer, based on field tests provided by the applicant, to centerline from easterly property line of the proposed development to the westerly property line of Smith Creek, b. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project frontage, c, Construction of City stonn drain improvements, as necessary, d, Relocation and adjustment of utilities, as necessary, e, Installation and relocation of traffic signs and stripes, as necessary, £. Construction of confonns to existing public and private improvements, as necessary, 16, 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, 17, Soils Report: Prior to issuance of any grading or building pennits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer, 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, Applicant shall comply with all plan submittals, pennitting, and fee requirements of the serving utility companIes. 19. Utility Installation Plan: Prior to issuance of building pennits 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. 20, Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site, the applicant shall conduct hydrology studies based on a 10 year stonn frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading pennits, The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33, Conditions of Approval ,~~~~.Q~!_~!~. (TeE!,~.~ve S_~division Map) - 1345::6~_,,~Èlm~~~~~~_._-_._---,._---_.__.._-----,,"-_.-----'-"._,-_.. 21, Stonn Drain Area Fee: Prior to recordation of the Final Map, the applicant shall pay the required Stonn Drain Area fee of $2,250/acre, 22, Stonn Water Pollution Prevention Measures: Prior to issuance of any grading or building pennits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) pennitting requirements and the California Stonn Water Best Management Practices handbook prepared by the Stonn Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Stonn Water Pollution Prevention, 23. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Final Map, 24. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition pennit to remove any nonconfonning structures, 25. Site Plan: The applicant shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist, SANTA CLARA VALLEY WATER DISTRICT 26, Pennit Required: A Santa Clara Valley Water District Pennit is required for any work within 50 feet of the top of a creek bank or District right-of-way, o't . CA"I1 . ~<» ~ «' - ,..... U r" .... -'- 1- "- (' c' . 0 . RCH ",,-0 , ' ----, ---- CITY OF CAMPBELL Community Development Department March 28, 2001 Referral Agencies Subject: PLN200 1-15 1345 Elam Avenue, Campbell APN: 403-09-047 Dear Referral Agency: The Community Development Department has received the above referenced tentative parcel map proposing a five-lot parcel subdivision. Please forward any comments to the Community Development Department by April 13, 2001. If you should have any questions regarding this referral, please do not hesitate to contact the undersigned at (408) 866-2142 Sincerely, PI'5+' ~S~ Kristi Bascom Planner I end: dist: Tentative Parcel Map Santa Clara 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 Green Valley Disposal TCI Campbell, California 95008-1436 . TEL 408.866.'2140 . FAX 408.866.8381 . Tim 408.866.'2790 70 North First Street 5750 ALMADEN EXPWY SAN JOSE, CA 95118,3614 TELEPHONE (408) 265-2600 FACSIMILE (408) 266-0271 www.scvwd.dst.ca.us AN EQUAL OPPORTUNITY EMPLOYER File: 28254 Smith Creek June 26, 2002 Subject: 1345 Elam Avenue, Campbell, California Ii~c~ //.3.. lllÞl) , :~ If;; ). ";> C/ìyo ,8 lOll? PI A If:: Q c: ~NI\~ïM }1A.1Þs. G DfPf~i. . Mr. Saeid Razavi SMP Company 1211 Park Avenue, Suite 208 San Jose, CA 95126 Dear Mr. Razavi: Santa Clara Valley Water District (District) staff received your revised grading, drainage, and street improvement plans for the subject project on May 24, 2002. The proposed project consists of grading, installation of drainage systems, sidewalk and street improvements, utilities, and construction of a wood fence adjacent to the District's Smith Creek and District fee title right of way. The project also consists of the removal of a chain link fence, street improvements, and landscaping within the District's fee title right of way. As requested in our previous letter dated April 26, 2002, the District's fee title right of way must be correctly shown on the project plans. Enclosed for your reference are the deeds, maps, and page 8 of Assessor Parcel Book No. 403 showing the District's fee title right of way in green. The location and dimensions of the District's fee title right of way must be shown (to scale) on the grading, landscaping, and street improvement plans. As stated in our previous letter, a certificate of liability insurance is required for any work within the District's fee title right of way, which includes the street improvements overcrossing the 1 O-foot by 8-foot reinforced concrete box culvert (RCS) on Elam Avenue containing Smith Creek. A copy of the insurance requirements was enclosed in our previous letter. The District's existing chain link fence on District fee title right of way must not be removed. Please revise sheet 2 and detail section B-B of sheet 5 of the grading and drainage plans to show that the existing chain link fence will remain. The proposed (2) escallonia compakta and (10) lingustrum texanum shrubs must not be planted on District property. Revise sheet L-1 of the landscaping plan to show these shrubs off the District's fee title right of way. The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality af living in Santa Clara County through the comprehensive management of water resources in a practical. cost-effective and environmentally sensitive manner. L-".. ..~ Mr. Saeid Razavi Page 2 June 26, 2002 Irrigation plans showing proposed valves, pipes, drip lines, and bubblers must be provided for our review and approval prior to the issuance of a District permit. Sheet 6 of the grading and drainage plan shows a temporary stockpile detail. Please show the location of this stockpile on the plan. As requested in our previous letter, provide a profile drawing (to scale) showing the proposed street improvement work in relation to the District's RCB containing Smith Creek. Please provide two sets of plans addressing the above information for our review and approval prior to the issuance of a District permit. If you have any questions or comments, please call me at (408) 265-2607, extension 2273. Please reference District File No. 28254 on any future correspondence regarding this project. Sincerely, / ðVß- .=-f~ Sunsþme G. Ventura Assistant Engineer Community Projects Review Unit Enclosures: Assessor Parcel Map, Right of Way Deeds and Maps cc: ¡ Planning Department, City of Campbell Mr. Akbar Abdollahi S. Tippets, U. Chatwani, Jennie Micka, R. Bramer, S. Ventura, File (2) sv:mf 0625c-pl 5750 ALMADEN EXPWY SAN JOSE, CA 95118-3614 TELEPHONE (408) 265-2600 FACSIMILE (408) 266-0271 www.scvwd,dsLca us AN EQUAL OPPORTUNITY EMPLOYER Mr. Saeid Razavi SMP Company 1211 Park Avenue, Suite 208 San Jose, CA 95126 RECEIVED MAY n 1 2002 CITY OF CAMPBELL PLANNING DEPT. April 26, 2002 Dear Mr. Razavi: Subject: 1345 Elam Avenue Santa Clara Valley Water District (District) staff received your final map, grading and drainage plans, and street improvement plans for the subject project on March 8, 2002. The proposed project consists of grading, installation of drainage systems, sidewalk and street improvements, utilities, and the construction of a fence for the proposed five unit single family development at the subject site. The proposed work will be adjacent to the District's Smith Creek and lies within and adjacent to the District's fee title right of way . GRADING AND DRAINAGE PLANS Please revise "Santa Clara County Flood Control" to "Santa Clara Valley Water District" on all sheets of the grading and drainage plans. Provide the landscaping plans as referenced on sheet 2 ofthe grading and drainage plans for our review and approval. Enclosed for your reference is a list of prohibited landscape plants. Sheet 5 shows a proposed fence at the property line between the subject site and the District's Smith Creek fee title right of way. Clarify ifthe existing fence will be removed and replaced. If the existing fence will remain, show (to scale) its location on the plans. State the proposed fence type and include a detail (to scale) of the fence with height and length dimensions and any appurtenances. STREET IMPROVEMENT PLANS Please revise "Santa Clara County Flood Control" to "Santa Clara Valley Water District" on street improvement plan sheet 2. The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clara County through the comprehensive management of water resources in a practical, cost-effective and environmentally sensitive manner, (; Mr. Saeid Razavi 2 April 26, 2002 Show (to scale) the location of the District's fee title right of way on sheet 2. Sheet 2 ofthe street improvement plans shows a proposed curb, gutter, and sidewalk that conforms to an existing sidewalk within and adjacent to District fee title right of way. Sheet 2 also shows the proposed grinding of 2-inches of asphalt concrete (Ae) and overlaying of 2 inches of AC on Elam Avenue, within District fee title right of way. Please provide a profile drawing (to scale) showing the proposed work adjacent to and on top ofthe existing 1 O-foot by 8-foot reinforced concrete box (RCB) culvert containing Smith Creek, including distance dimensions of the work to the RCB. Enclosed for your reference is a copy of the certificate ofliability insurance requirements to obtain a permit. A certificate ofliability insurance is required for any work within the District's fee title right of way, which includes the construction of the curb, gutter, and sidewalk and the grinding and overlaying of Ac. Please provide two sets of revised grading and drainage plans and street improvement plans, including landscaping plans, addressing the above comments for our review and approval prior to the issuance of a District permit. Comments from our previous letter, dated April 24, 2001, still apply and should be addressed. Please reference District File No. 28254 on any future correspondence regarding this project. If you have any questions or comments, please call me at (408) 265-2607, extension 2273. Sincerely, -,..:t-". ,Jf Y::...) / 'ß-~ (A..-,- ~-, L~ Suns ine G. Ventura Assistant Engineer Community Projects Review Unit Enclosures: 1. Prohibited Plant List 2. Insurance Requirements cc: Planning Department City of Campbell 70 North First Street Campbell, CA 95008 ....- 0 f' C.4.1t ~. .4~ ... ~ ... r u l"'" " .. r .A ... "; "- '" c..' o~ (, H"'" CITY OF CAMPBELL Community Development Department. Current Planning June 15,2001 NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission ofthe City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, June 26, 2001, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Reza Norouzi, on behalf of Akbar Abdollahi, for approval of a Zone Change (PLN2001-13) from R-M-S (Multiple Family Residential) to PD (Planned Development); a Planned Development Permit (PLN2001-14) to allow the construction of a five-unit, small-lot, single- family development; and a Tentative Subdivision Map (PLN2001-15) to allow the creation of six lots on property located at 1345-1365 Elam Avenue in a R-M-S (Multiple Family Residential) Zoning District. A Negative Declaration has been prepared for this project. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140 Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. 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. PLANNING COMMISSION CITY OF CAMPBELL SHARON FIERRO SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2001-13/14/15 Address: 1345-1365 Elam Ave 70 North First Street. Campbell, California 95008.14'23 . TEL 408.866.'2140 . FAX 408.866.8381 . TDD 408.866.'2790 ... CITY OF CAMPBELL Community Development Department - Current Planning June 5, 2001 Re: PLN2001-13/14/15 - 1345 Elam Avenue Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meeting(s): Site and Architectural Review Committee Meeting Date: Tuesday, June 12,2001 Time: 5:00 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, June 26, 2001 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, \H(~'Þt~~~ Kristi Bascom Planner I cc: Reza Norouzi/Memarie Associates (Applicant) 1220 I Saratoga-Sunnyvale Road, #D Saratoga, CA 95070 Akbar Abdollahi (Property Owner) 1151 Volti Lane Los Altos, CA 94024 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.'2140 . FAX 408.866.8381 . TOD 408.866.'2790 5750 ALMADEN EXPWY SAN JOSE, CA 95.118-3686 TELEPHONE (408) 265-2600 FACIMILE (408) 266.0271 www.scvwd.dst.ca,us AN EQUAL OPPORTUNITY EMPLOYER Ms. Kristi Bascom Planner I Community Development Department City of Campbell 70 North First Street Campbell, CA 95008-1436 RECEIVED APR 2 5 200f CITY OF CAMPBELL PLANNING DEPT. April 24, 2001 Dear Ms. Bascom: Subject: Site Plan for Shaahin Terrace-A Proposed Five-Unit Single Family Residential Project Santa Clara Valley Water District (District) staff has reviewed the tentative parcel map for the proposed five-lot parcel subdivision located at 1345 Elam Avenue, submitted to us on April 2, 2001. According to the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate Map, the west portion of the site is located within Zone A, an area of lOa-year flood, where the base flood elevations and flood hazard factors are not detennined. The District's maps of flood control facilities showing the limits of 1 percent flooding, show that more than the westerly half of the site is subject to flooding in the event of a 100-year flood. The depth of flooding would be less than one foot. The placement of fill on the site will divert floodwaters to other lands thereby increasing the depth or lateral extent of flooding on other property. The project applicant should be responsible for the preparation of an analysis by a registered civil engineer to detennine the 1 percent flood elevation and impacts associated with the placement of fill on the site. FEMA recently prepared a new model ordinance that they will be requesting that cities adopt. The new ordinance requires that 1 OO-year water surface elevations in Zone A be determined prior to setting lowest floor elevations. The site is located adjacent to a District facility, Smith Creek, and District fee title right of way. The preliminary grading and drainage plan includes the construction of an earth swàle, fence, development of Lot No.1, driveway, curb and gutter, and sidewalk transition adjacent to Smith Creek and District property. In accordance with District Ordinance 83-2, a District pennit is required for any work within 50 feet of the top of the creek bank or District right of way. The plan should label the District facility, "Smith Creek" and District property, as "Lands of Santa Clara Valley Water District." There must be no overbank drainage from the subject site into Smith Creek. The legend notes on the preliminary grading plan mention that the proposed earth swale will be graded 2 percent minimum away from the house and I percent minimum from property line to swale. The elevations on Section B-B on Sheet C-3 show the slope from the property line towards the swale to be 0.2 percent, which is flatter than the proposed minimum 1 percent slope. The plan and cross-section must be consistent and the slope The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clara County through the comprehensive management of water resources in a practical, cost-effective and environmentally sensitive manner. ð .. Pacific Gas and ~ì~ Electric Company Land Services 111 Almaden Boulevard W Box 15005 San Jose. CA 95115-0005 May 7, 2001 City of Campbell 70 N. First Street Campbell, CA 95008 Attn: Kristi Bascom RE: Tentative Parcel Map Review City's Ref: PLN 2001-15, dated 3/22/2001 1345 Elam Avenue, Campbell APN 403-09-047 PG&E file: 2019552-01-MR-77 RECEIVED MAY f 0 2001 CITY OF CAMPBELL PLANNING DEPT. Dear Ms. Bascom: Thank you for the opportunity to review the subject Parcel map. PG&E has no objection to the map. PG&E owns and operates a variety of gas and electric facilities which may be 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)282-7401 if you have any questions regarding our comments. Sincerely, æe~) 7:C/Cí~'- Alfred Po on South Coast area- San Jose File: 2019552 01 MR 77 - - -, ATlaT - - - AT&T Broadband & Internet Services 1900 So. 10th Street SanJose,CA 95112 April 30, 2001 Kristi Bascom City Of Campbell Community Development Department 70 North First Street Campbell, CA 95008-143ó Subject: Easement Clearance / Will Serve RECEIVED MAY 0 3 2001 CITY OF CAMPBELL PLANNING DEPT. Re: PLN200 1- 15 1345 Elam A venue, Campbell APN: 403-09-047 Dear Kristi, I have reviewed the parcel map provided by SMP Company. for the purpose of a Proposed Development in the City of Campbell. AT&T Broadband of San Jose has no comments or objection to the proposed development indicated on the parcel map. AT&T currently has service facilities within the area, and it does not appear that there should be any problem to provide CATV facilities to this parcel. Sincerely, i/. -P~' Vladimir Plakhti Construction Coordinator AT&T Broadband ill \6 e Recycled Paper . 0 \' . C4 <it .¡O ~ 6' !:;::ê~lt ~ "" -) "f-,"""~ t"" '.tÞ'(~i{r} , ~1- ==C- ," .. -' , r; v RCH"'" CITY OF CAMPBELL Community Development Department November 17, 2000 Mr. Akbar Abdollahi 1151 VoltiLane Los Altos, CA 94024 Subject: PRE2000-00019 -- 1365 Elam Avenue 5-Lot Subdivision (Revised Site Plan) Dear Mr. Abdollahi: Thank you for your submittal of a preliminary tentative subdivision map for a five-lot subdivision on the referenced property. The following comments refer to the conceptual site plan filed as a Preliminary Application with the city on October 30,2000. As you are aware, staffwill be able to give you better feedback when more detailed drawings are submitted. Based upon a review the current zoning and San Tomas Neighborhood development policies, it appears that a five-lot subdivision is reasonable at this location. However, the plans as submitted are very preliminary, and it is unclear whether all of the development standards can be met with the proposed building footprints. Please be advised of the following: 1. General Plan and Zoning: The preliminary proposal is consistent with the General Plan designation of Low-Medium Density Residential (6-13 dwelling units per gross acre) at 6.5 units per gross acre. The property is zoned R-M-S (Multiple Family Residential), which requires a minimum lot size of 6,000 square feet and a minimum lot width of 60 feet for the development of single-family homes. 2. Rezoning/Subdivision/PD Permit: As your proposal does not meet the minimum lot size or lot width requirements, the project will require the processing of a zone change from R-M-S to P-D (Planned Development). In addition, the project requires approval of a tentative subdivision map and a Planned Development Permit. All three of these procedures should be processed concurrently, and require the consideration ofthe Planning Commission and the City Council. 3. Accurate Site Plan: Please provide a dimensioned site plan. In addition to setbacks, please provide dimensions of the property lines, dimension to the middle of the street, and dimension 70 North First Street Campbell, California 95008.14'23 . TEL 408.866.'2140 . FAX 408.866.838\ . TDD 408.866.'2790 Of 'C.4At ~ ~:~~,~ ~ ... r" U !"" . . .. .. <$0 .. ~. ,,' O"CHA"U' CITY OF CAMPBELL Community Development Department. Current Planning March 24, 2000 Mr. Akbar Abdollahi 1151 Volti Lane Los Altos, CA 94024 Subject: PRE2000-00019 1365 Elam Avenue 6 Lot Subdivision Dear Mr. Abdollahi: Thank you for your submittal of a preliminary tentative subdivision map for a six-lot subdivision on the referenced property. The following comments refer to the conceptual site plan filed as a Pre- Application with the city on March 1,2000. As you are aware, staffwill be able to give you better feedback when more detailed drawings are submitted. Based upon a review the current zoning and San Tomas Neighborhood development policies, it appears that a six-lot subdivision is reasonable at this location. However, the plans as submitted are very preliminary, and it is unclear whether all of the development standards can be met with the proposed building footprints. Please be advised of the following: The preliminary proposal is consistent with the General Plan designation of Low-Medium Density Residential (6-13 dwelling units per gross acre) at 7.8 units per acre. The property is zoned R-M-S (Multiple Family Residential), which requires a minimum lot size of 6,000 .square feet and a minimum lot width of 60 feet for the development of single-family homes. As your proposal does not meet the minimum lot size or lot width requirements, the project will require the processing of a zone change from R-M-S to P-D (planned Development). In addition, the project requires approval of a tentative subdivision map and a Planned Development Permit. All three of these procedures should be processed concurrently, and require the consideration of the Planning Commission and the City Council. 1. Building design: Generally, the building design should tie into or complement the adjacent development. It is important that the residential design incorporate single story elements, which are predominant throughout the surrounding neighborhood. Additionally, the building designs 70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790 Pre-Application letter to Ak¡",...r Abdollahi PRE2000-o0019 should adhere to the development standards of the San Tomas Neighborhood Plan. The unit on Lot 3 should face Elam Avenue instead of the private driveway as shown. 2. Compliance with Zoning Standards: Your preliminary plan shows driveway lengths that are shorter than the 25-foot standard that the City requires. Also, the plan must accommodate two covered parking spaces and two parking spaces for each lot. The setbacks look good at this point, but be advised that the setback requirement is equal to one-half the height of the building wall adjacent to the property line. Keep this in mind as you design the houses, as they must meet the setback standards for first and second floors. 3. Park Fees: This development is subject to park in lieu of fees and park impact fees. The current fee is $7,035 per unit of which 75 % of the fee is due at map recordation. Credit may be given for pre-existing legal lots and dwelling units. 4. Comments ITom the Public Works Department regarding map processing, street improvements, right -of- way, utilities and easements are attacheà. 5. Comment ITom the Fire District regarding emergency access and water supply are attached. When you have more detailed plans, it may be helpful to set up another Pre-Application review. If you would like to meet regarding these comments, please call. I may be reached at (408) 866-2143. Sincerely, ~6ú~ Katrina Rice Schmidt Planner II enclosures: Public Works memorandum dated 3/20/2000 Fire Department comments and access details and specifications dated 3/13/2000 cc: Sharon Fierro, Interim Community Development Director Harold Housley, Land Development Engineer Proposed Development Project @ 1365 Elam Avenue The proposed development is comprised of Six (6) single-family dwelling units on an approximately 33,000 sq. ft. of land. The current general plan zoning is RM-S low to medium density in the San Tomas Area Neighborhood Distict. The proposed development is the most suitable use for this Property and is compatible with the most recent development in this area. The proposed architecture of the dwellings will be in harmony wtih that of the Cobble Stone development project adjacent to the proposed development. The lot sizes vary from 4,600 sq.ft to 7,600 sq. ft with home sizes of 2,200 to 2,800 sq. ft. according to the applicable City of Campbell's building and site planning ordinances as shown on the attached proposed site plan. We appreciate your consideration and preliminary approval of the development concept in order to proceed with obtaining our Planned Development (PD) permit. ¿..-.....