HomeMy WebLinkAboutPC Res 2025-13RESOLUTION NO. 2025-13
APPROVAL IS GRANTED FOR A SITE AND ARCHITECTURAL
REVIEW PERMIT TO ALLOW A THREE-YEAR EXTENSION OF A
PREVIOUSLY APPROVED TENTATIVE PARCEL MAP (PLN-2022-47)
TO ALLOW THE SUBDIVISION OF THE PROPERTY INTO TWO NEW
LOTS LOCATED AT 812 ALMARIDA DRIVE. FILE NO.: PLN-2025-94
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 finds as follows
with respect to the subject application(s):
1. The Project Site is a 0.3-acre parcel located along the southeast corner of Almarida Drive
and Pamlar Avenue. The site borders Highway 17 along the eastern.
2. The Project Site is located within the Single-Family Residential (R-1-6) Zoning District,
as shown on the City of Campbell Zoning Map.
3. The Project Site is designated Low Density Residential (Less than 7.5 Units/Gr. Acre),
as shown on the City of Campbell General Plan Land Use diagram.
4. The Project Site is currently developed with a single-story, single-family dwelling.
5. On August 24th 2022, the Community Development Director approved a Tentative Parcel
Map (PLN-2022-47) to allow a 2-lot conforming single-family residential subdivision
Consistent with the Zoning Code, the approval was valid for two (2) years, requiring the
applicant to demolish the existing single-family dwelling and record a parcel map before
the permit expires expiration.
6. Due to financial uncertainty, the Applicant did not want to demolish the single-family
dwelling, which serves as the primary residence. To provide additional time, the
Community Development Director subsequently authorized a one-time one-year
extension approval, extending the expiration date to August 24, 2025.
7. The Proposed Project is an application for an Extension of Approval (PLN-2025-83) to
allow to allow a three-year extension of a previously approved tentative parcel map (PLN-
2022-47) to allow the subdivision of the property into two new lots.
8. Pursuant to CMC Section 21.56.030.C, a second extension request must be acted upon
by the Planning Commission, as the initial 12-month extension was already granted by
the Community Development Director.
9. The applicant submitted a standard subdivision application in May 2022 to facilitate
additional housing development. Unaware at the time of the recently enacted Senate Bill
9 (SB 9), the applicant later identified the potential for increased housing yield through
an Urban Lot Split. This prompted a reevaluation of the site configuration to retain the
existing single-family dwelling, resulting in a delay in both demolition and parcel map
recordation.
Planning Commission Resolution No. 2025-13 Page 2 of 3
812 Almarida Drive ~ Extension of Approval (PLN-2025-94)
10. The applicant has expressed a revised intent to retain as much of the existing dwelling
as possible while still pursuing the originally proposed subdivision, and has provided staff
with preliminary drawings illustrating a potential future Urban Lot Split.
11. The applicant cites adverse market conditions—such as high construction costs, interest
rates, and limited financing—as factors delaying project feasibility. These economic
challenges are consistent with broader statewide trends noted in the City’s April 16, 2024
staff report on the draft Affordable Housing Nexus Study.
12. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
13. 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.
14. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The applicant has established, with substantial evidence, that a good faith effort to fulfill
all the requirements of the permit approval has been made.
2. The applicant has, furthermore, with substantial evidence, provided justification for
extension of the permit.
Environmental Findings (CMC Sec. 21.38.050):
3. The project is Categorically Exempt under Section 15315 (Class 15) of the California
Environmental Quality Act (CEQA) pertaining to minor land divisions.
4. 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.
Planning Commission Resolution No. 2025-13 Page 3 of 3
812 Almarida Drive ~ Extension of Approval (PLN-2025-94)
THEREFORE, BE IT RESOLVED that the Planning Commission approves a three-year
extension of a previously approved tentative parcel map (PLN-2022-47) to allow the
subdivision of the property into two new lots located at 812 Almarida Drive, subject to the
attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 22nd day of July, 2025, by the following roll call vote:
AYES: Commissioners: Kamkar, Fields, Krey, Majewski, Zisser, Buchbinder
NOES: Commissioners:
ABSENT: Commissioners: Ostrowski
ABSTAIN: Commissioners:
APPROVED:
Matt Kamkar, Chair
ATTEST:
Rob Eastwood, Secretary
Matt Kamkar (Jul 25, 2025 19:12:54 PDT)
EXHIBIT A
CONDITIONS OF APPROVAL
EXTENSION OF APPROVAL | TENTATIVE PARCEL MAP
PLN-2025-94
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 for a Extension of Approval Permit to allow a
three-year extension of a previously approved tentative parcel map (PLN-2022-47)
to allow the subdivision of the property into two new lots located at 812 Almarida
Drive. The Parcel Map shall substantially conform to the Approved Project Plans,
included as Exhibit B, except as may be modified by conditions of approval
contained herein.
2. Permit Expiration/Approved Phasing: The Tentative Parcel Map approval is valid
for a period of three (3) years from the effective date of approval (expiring August
24, 2028). By this time the Parcel Map must be recorded.
3. Previous Conditions of Approval: Upon the establishment of this Approval, the
previously approved Conditions of Approval provided in Tentative Parcel Map
Application (PLN-2022-47) are hereby void and permanently superseded in their
entirety by the Conditions of Approval set forth herein, except in the event this
Approval expires pursuant to Condition of Approval No. 2 (Permit Expiration /
Approved Phasing).
4. Fencing Plan: The building permit plans for the new residences shall include a
detailed "fencing plan" indicating placement of new fencing around the property.
Any retaining walls shall be masonry.
5. Undergrounding of Utilities: In compliance with CMC Sec. 21.18.140, all utilities
(electrical, telephone, cable, etc.) serving the new residences shall be installed
underground. Applicant shall comply with all plan submittals, permitting, and fee
requirements of the serving utility companies.
Exhibit A – Conditions of Approval Page 2 of 7
PLN-2025-94~ 812 Almarida Drive
6. Other Agency Requirements: If additional requirements from local agencies are
received prior to application of the Final Parcel Map, they shall be considered
required for submittal of the Final Parcel Map.
7. Tree Removal: The replacement of the two Walnut trees shall occur prior to the
building permit final of the new dwelling units upon the new parcels, unless
accepted arboricultural practices dictate a preferential planting period for the
species chosen as the replacement tree.
8. Tree Replacement: Pursuant to Campbell Municipal Code Section 21.32.100, the
applicant shall plant two (2) 36-inch box Black Walnut Trees on the property in the
locations provided by the Approved Project Plans, included as Exhibit B.
a. The planting site shall be deep enough to allow the root ball surface of the
plant to be at least 1-inch above soil grade (up to 2 inches is allowable).
Care should be taken that the tree does not settle below surface grade.
b. The planting site shall be two to three times the diameter of the tree
container.
c. Any compacted soil should be broken up within a 10 foot area around the
planting sites prior to planting the trees.
d. It is recommended the replacement Walnut Trees be planted at least 10 feet
from any hardscape and at least 25 feet from any structure foundation.
e. The applicant shall provide the Project Planner with photographs of the
installed replacement trees.
9. Water Efficient Landscape Standards: As a new construction project with
proposed landscape area, this project is subject to the updated California Model
Water Efficient Landscape Ordinance (MWELO). This document is available at:
http://www.cityofcampbell.com/DocumentCenter/View/176 or on the Planning
Division’s Zoning and Land Use webpage through www.cityofcampbell.com. The
building permit application submittal shall demonstrate compliance with the
applicable MWELO and landscaping requirements and shall include the following:
a. If the proposed landscape area is equal to or greater than 500 square feet,
the following shall be required:
i. A Landscape Documentation Package prepared by an authorized
and licensed professional demonstrating compliance with the full
MWELO requirements with the following required elements:
1. Project Information per Section 492.3.
2. Water Efficient Landscape Worksheet per Section 492.4
(Appendix B of the MWELO).
Exhibit A – Conditions of Approval Page 3 of 7
PLN-2025-94~ 812 Almarida Drive
3. Include the worksheet within the plan set AND as a separate
PDF.
4. Soil Management Report per Section 492.5 (unless significant
mass grading is planned, in which case the report shall be
submitted prior to permit final).
5. Landscape Design Plan per Section 492.6.
6. Irrigation Design Plan per Section 492.7.
7. Grading Design Plan per Section 492.8.
Note that a Soil Management Report (if not submitted as part
of the Landscape Documentation Package) and
Certificate of Completion will be required prior to permit final.
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning
Final Required. The new landscaping indicated on the plans must be installed
prior to final inspection. Changes to the landscaping plan require Planning
approval.”
d. If the proposed landscape area is equal to or less than 500 square feet, the
following shall be required:
e. A completed Landscape Information Form.
f. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning
Final Required. The new landscaping indicated on the plans must be installed
prior to final inspection. Changes to the landscaping plan require Planning
approval.”
10. Demolition: Prior to recording of the Parel Map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
11. Timely Completion: Once under construction, it shall be the obligation of the
property owner and contractor to demonstrate continued progress on the project.
In the event the building permit expires, the City may impose fines or exercise
administrative remedies to compel timely completion of work.
PUBLIC WORKS DEPARTMENT
12. Construction Drawings: The applicant shall submit the required Parcel Map directly
to the Public Works Department prior to, or concurrent with the Building permit
Exhibit A – Conditions of Approval Page 4 of 7
PLN-2025-94~ 812 Almarida Drive
application. Said application shall include the following:
a. Encroachment Permit for Street Improvement Plans: The frontage
improvements for the project shall be shown on a separate street
improvement plan as detailed
here: https://www.campbellca.gov/187/Street-Improvements
b. Building Permit for On-Site / Grading & Drainage Plans: The on-site
grading, drainage, stormwater, landscaping, ADA and site improvements
for the project shall be shown on a separate building permit plan as
detailed here: https://www.campbellca.gov/DocumentCenter/View/16594
c. Parcel Map: The subdivision map documents required for this project shall
be submitted for review by the City Surveyor as detailed here:
https://www.campbellca.gov/DocumentCenter/View/434
13. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Parcel Map for review by the City and recordation, upon
approval by the City Council, pay various fees/deposits and submit the map in a
digital format acceptable to the City.
14. Preliminary Title Report: Upon submittal of the Parcel Map, the applicant shall
provide a current (within the past 6 months) Preliminary Title Report.
15. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code
including but not limited to setting permanent pipe monuments (three-fourths inch
galvanized steel pipe two feet long approximately six inches below finished grade)
at each boundary of all lot corners within a subdivision, along the exterior boundary
lines at intervals of approximately five hundred feet and at all beginning of curves
and ending of curves on property lines, and monument boxes at intersections of
all street monument line tangents. Monument locations shall be shown on On-site
and Off-site improvement plans to verify that their locations do not conflict with
other proposed improvements.
16. Park Impact Fee: A fee in-lieu of parkland dedication pursuant to Campbell
Municipal Code (CMC) Chapter 20.24 (Park Impact Fees and Park Land Dedication
Subdivisions) is due prior to recordation of the Parcel Map. The in-lieu fee shall be
equal to the fee for two (2) new single family dwelling units, less credit for the one
(1) existing single family dwelling unit. Should development of the lots include
Accessory Dwelling Units, applicable Park Impact fees will be calculated and
collected with the Parcel Map or Building permit, whichever comes first. Should
additional dwelling units be allowed under SB 9, Park Impact fees will be adjusted
appropriately.
17. Demolition: Prior to recording of the Parel Map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
Exhibit A – Conditions of Approval Page 5 of 7
PLN-2025-94~ 812 Almarida Drive
18. Soils Report: Upon submittal of the Parcel Map, applicant shall provide a soils
report prepared by a registered geotechnical or civil engineer. The soils report
shall be updated with the construction drawings, and shall demonstrate that the
infiltration capacity of the soils underlying the proposed stormwater treatment
areas.
19. 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 ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees
required to obtain necessary grading permits. Prior to occupancy, the design
engineer shall provide written certification that the development has been built per
the engineered grading and drainage plans.
20. Storm Drain Area Fee: Prior to recordation of the Final Map, the applicant shall
pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre,
which is $659.00.
21. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water
District requirements, and the Campbell Municipal Code regarding stormwater
pollution prevention. The primary objectives are to improve the quality and reduce
the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment (“CA BMP
Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start
at the Source”) by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
(“Using Site Design Techniques”) by BASMAA, 2003.
22. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
Utility locations shall not cause damage to any existing street trees. Where there
are utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
23. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
24. Utility Coordination Plan: Prior to issuance of building permits for the site, the
Exhibit A – Conditions of Approval Page 6 of 7
PLN-2025-94~ 812 Almarida Drive
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
25. Pavement Restoration: The applicant shall restore the pavement in compliance with
City standard requirements. In the event that the roadway has recently received a
pavement treatment or reconstruction, the project will be subject to the City’s Street
Cut Moratorium. The applicant will be required to perform enhanced pavement
restoration consistent with the restoration requirements associated with the Street
Cut Moratorium. The City’s Pavement Maintenance Program website
(https://www.ci.campbell.ca.us/219) has detailed information on the streets
currently under moratorium and the enhanced restoration requirements.
26. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits:
Prior to recordation of the Parcel Map, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security
and provide insurance necessary to obtain an encroachment permit for construction
of the standard public street improvements, as required by the City Engineer. The
plans shall include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area.
c. Removal of existing sidewalk, curb and gutter.
d. Installation of new City Standard rolled curb, gutter, and five (5) foot
attached sidewalk along the Almarida and Pamlar frontages of the property.
e. New driveway approaches shall be constructed using City Standard Detail
C-18 for ADA compliant driveways with attached sidewalk. Gutter will
transition from rolled curb to vertical curb for 5 feet on each side of the
new driveway approaches.
f. Reconstruct existing ADA curb ramp at the southeast corner of Almarida
and Pamlar.
g. Installation of asphalt concrete overlay per street pavement restoration plan
for utility installation and/or abandonment, as required by the City Engineer.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell’s Street Lighting Policies.
Exhibit A – Conditions of Approval Page 7 of 7
PLN-2025-94~ 812 Almarida Drive
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Submit final plans in a digital format acceptable to the City.
27. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all
buildings, the applicantshall have the required street improvements and pavement
restoration installed and accepted by the City, and the design engineer shall submit
as-built drawings to the City.
28. Utility Encroachment Permit: Separate encroachment permits for the installation of
utilities to serve the development will be required (including water, sewer, gas,
electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits
for sanitary sewer, gas,water, electric and all other utility work.
29. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at
the discretion of the City Engineer, to restore pavement or other public
improvements to the satisfaction of the City.
FIRE DEPARTMENT
30. Limited Review: Review of this Developmental proposal is limited to acceptability
of site access, water supply and may include specific additional requirements as
they pertain to fire department operations, and shall not be construed as a
substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Department all applicable construction permits.
Reso No 2025-13 - 812 Almarida Dr.
Final Audit Report 2025-07-26
Created:2025-07-24
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAEFkHcGCzK35SqrZNPrwjx4hX6HdEY50E
"Reso No 2025-13 - 812 Almarida Dr." History
Document created by Ken Ramirez (kenr@campbellca.gov)
2025-07-24 - 4:56:12 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2025-07-24 - 4:56:17 PM GMT
Document emailed to Matt Kamkar (mkamkar7@gmail.com) for signature
2025-07-24 - 4:56:17 PM GMT
Email viewed by Rob Eastwood (robe@campbellca.gov)
2025-07-24 - 5:02:08 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2025-07-24 - 5:02:19 PM GMT - Time Source: server
Email viewed by Matt Kamkar (mkamkar7@gmail.com)
2025-07-26 - 2:11:33 AM GMT
Document e-signed by Matt Kamkar (mkamkar7@gmail.com)
Signature Date: 2025-07-26 - 2:12:54 AM GMT - Time Source: server
Agreement completed.
2025-07-26 - 2:12:54 AM GMT