The URL can be used to link to this page

Site & Arch/Parcel Map - 1998 CITY OF CAMPBELL Community Development Department January 22, 2001 NOTICE OF TREE REMOVAL Notice is hereby given that the Community Development Director of the City of Campbell has conditionally approved an application for a Tree Removal Permit (PLN 2000-178) to remove one redwood tree on property located at 1106 Abbott Avenue in a R-l-9 Zoning District (see map on reverse). Reason for Granting Tree Removal. The Tree Removal Permit has been approved based upon the City's determination that the tree is growing very close to garage entrance and is adversely impacting the access to the building. Staff has determined that the situation cannot be reasonably remedied by means other than removal. Conditions of Approval for Tree Removal The applicant is required to replace this tree with an new 48"box redwood tree in the front yard in addition to the approved landscape plan. Additionally a planter area is required in the driveway area and the width of the driveway has been reduced at the street frontage to approximately 16 feet. This approval is final in ten (10) days unless an appeal is received in writing at the Planning Office, 70 N. First Street, Campbell on or before Friday, Januar~ 31, 2001. Questions may be addressed to Tim Haley, Associate Planner, in the Community Development Department at (408) 866-2144. PLEASE NOTE: When calling about this Notice, please refer to File No. PLN 2000-178 Address: 1106 Abbott Avenue PLANNING COMMISSION CITY OF CAMPBELL SHARON FIERRO SECRETARY 70 North First Street . Campbell, California 95OO8-1436 . TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790 May 22, 2000 .~.o¥'CA~ CITY OF CAMPBELL Community Development Department · Current Planni,ng Mr. Jason Lee Dong-Ah USA 2086 Walsh Avenue, #C2 Santa Clara, CA 95050 Re: Plan Check 2000-235 - 1106 Abbott Avenue (Revised Submittal) Dear Mr. Lee: The Planning Division has reviewed your revised plan submittal of March 31, 2000 for a new single-family residence on the referenced property. The plans were reviewed per the requirements of the San Tomas Area Neighborhood Plan (STANP) and Planning Commission Resolution No. 3182, the site and architectural approval for this project. The plan submittal is consistent with this approval and the STANP. Thank you for your submittal of color and material samples. A concern is expressed regarding the lacking of foundation planting adjacent to the buildings and the planting of the of the planter strip along Westmont Ave. The submitted landscape plan is not consistent with the approved street improvement plan nor the conceptual plan presented to the Planning Commission. Please provide the following: * A note regarding the installation of an irrigation system to service the landscape areas · Provision of a tree protection plan · Revisions to the plan to accommodate the approve sidewalk and street trees and · Revisions to provide foundation plantings adjacent to the building consistent with the conceptual plan Please contact the undersigned, if you should have any questions regarding these items. I may be reached at (408) 866-2144. Sincerely, Tim Haley Associate Planner cc: Frank Mills, Senior Building Inspector Darryl Fazekas, Architect 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790 May 2, 2000 CITY OF CAMPBELL Community Development Department · Current Planning Mr. Jason Lee Dong-Ah USA 2086 Walsh Avenue, #C2 Santa Clara, CA 95050 Re: Plan Check 2000-235 - 1106 Abbott Avenue Revised Submittal Dear Mr. Lee: The Planning Division has reviewed your revised plan submittal of April 26, 2000 for a new single-family residence on the referenced property. The plans were reviewed per Planning Commission Resolution No. 3182, the site and architectural approval for this project. The plan submittal is consistent with this approval; however, the submittal is still significantly incomplete. The following information is needed to complete your building division submittal: 1) Include the conditions of approval as a part of the plan submittal. (not included) 2) Submit a detailed fencing plan depict location and design of the picket fence and the rear yard fencing.(submitted) 3) Submit a tree protection and replacement plan. This plan needs to illustrate protection of retained trees and planting details of new trees. (need further details of pavers around retained redwood tree) 4) Submit a landscaping plan for the street yard areas. This plan needs to include details of the decorative driveway. And should be consistent with the conceptual plan submitted to the Planning Commission. (landscape plan not sflbmitted and pavers are not detailed nor specified) 5) Illustrate utility connections and screening of utility meters, if applicable and 6) Provide details in the architectural submittal of roof and wall materials, building colors, exterior door and window schedules, and details of stone accents. (samples and colors need to be provided, door schedule for front and garage doors need to be more detailed, deletion of stone accent is not acceptable) 7) Acknowledge responsibility to pay the park impact fee. Please contact the undersigned, if you should have any questions regarding these items. I may be reached at (408) 866-2144. Sincerely,_ Tim Haley Associate Planner cc: Frank Mills, Senior Building Inspector Steve Zankich, Zankich Construction 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 - F^X 408.866.8381 · aDD 408.866.2790 RESOLUTION NO. 3182 BEiNG A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAiv[PBELL GRAa~iNG A SITE AND ARCH/TECTURAL APPROVAL TO ALLOW THE CONSTRUCTION OF FOUR SINGLE FAMILY RESIDENCES ON PROPERTY LOCATED AT 1492 WESTMONT AVENUE IN AN R-l-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF ZANKICH CONSTRUCTION. FILE NO. S 98-12 THROUGH S 98-15. 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 ev/dence presented, the Planning Commission did find as follows.. with respect to application S 98-12 through S 98-15: The proposed project as conditioned is consistent with the R-l-9 (Single family residential) zoning district where applicable and the development standards as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan with the exception of a modification to the local street improvement plan to provide for a pedestrian sidewalk. The proposed project, as conditioned, is well designed and is architecturally compatible with the surrounding nei~borhood and with the San Tomas Area. The development of the property will result in a density of 2.8 dwelling units per gross acre and is consistent with the General Plan density 'of less than 4.5 dwelling units per gross acre for this area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that' ,, The proposed project subject to the conditions of approval is consistent with the City's General Plan, Zoning Ordinance and San Tomas Area Neighborhood Plan with the exception'of the requirement of a sidewalk along the Abbott Avenue frontage. The proposed project as conditioned will immediate area. aid in the harmonious development of the The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. 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 ate not herein specified: Commission Resolution No..3182 g-12 through S 98-15 - 1492 Westmont Avenue- Zankich Construction e2 COMMUNITY DEVELOPMENT DEPARTM'ENT 1. Aooroved Proiect.:. Approval is granted for a Site and Arcb_itectural Review pen'nit to allow construction of four single family residences located at 1492 Wesrmont Avenue. Project approval shall substantially comply with project plans prepared by Darrel Fazekas, Architect, dated as received by the Community Development Depaxux~ent on September 8, 1998, except as modified by the Conditions of Approval herein. Revised Elevations: The applicant shall submit revised elevations for Lot 3 for review and approval by the Community Development Director, prior to the issuance of building permits. Revised elevations shall provide a more var/ed design for this lot which incorporate distinctly different roof shapes, windows, roofing and wall materials from the other home designs. Site and .~'chitecmral Aoproval Exr~iration: The Site and Architectural approval (S 98-12 thru S 98-15) of tl'fis project is valid for a period of one year fi:om the Planning Commission approval. Al1 conditions of approval specified herein must be completed withLu one year from the date of approval or the permit shall be void. Building Division Requirements: The applicant shall comply with all Building Code requirements and obtain necessary, permits as determined by the City's Building Division. Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single- family residence unless a credit may be applied for a preexisting legal single family use on the property,. Full payrnent of this fee is due prior to issuance of a certificate of building occupancy. Seventy-five percent is d,,ue at the t~me of Map Recordation. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. Prooertv 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 fi:om the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Parkin¢ and Driveways: All parking and driveway areas shall be developed in compliance with the standards in Chapter 21.50 of the Campbell Municipal Code. Tree Protection Plan: The applicant shall submit a tree protection plan in accordanc~ with the City's Water Efficient Landscar~e, Guidelines (W'ELS) and the San Tomas Neighborhood Plan to indicate how trees to be retained on site will be protected during and after construction and to provide a Tree Replacement Plan for the two existing trees to be removed prior to issuance of building permits.. Commission R~solutio~ ~-~- 31 g2 .12 through S 98-15 - 1492 ~ estmont .avenue - Zm~kich Construction Applicant shall include a copy of the conditions of' approval as a portion of the cover sheets of the Building Division plan check submittal. PASSED AND ADOPTED this 22"~ day of September, 1998, by thc following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Jones, Keams, Lindstrom, Lowe, Meyer- Kennedy None None None APPROVED: Dennis Lowe, Chair ATTEST' ~jteve Piasecki, Secretary Commission Resoh'"- u No. 3182 through S 98-15 - 14~z Westrnont Avenue - Zankich Construction Landscarfing: The applicant shall submit a landscaping and irrigation plan for the review and approval of the Community Development Director for the street yard areas of the proposed homes. The applicant shall be required to prov/de a minimum of one (I) I5 gallon tree per 2,000 square feet of net lot area of the subject property. Existing trees within the net lot area of the subject property shall be included in the total. All new trees shall be planted within the net lot area and shall be noted on plans to be submit-ted to the Community Development Department prior to issuance of building permits. 11. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements of the City's San Tomas Area Neighborhood Plan except for the requirement of a sidewalk along the Abbott Avenue frontage. The applicant shall pursue an exertion to the San Tomas Policy for the sidewalk improvements. CENTR.~L FIRE DISTRICT: 12. Re(mired Access to Water Supply (I--tvdrants): Portions of the structure(s) on lot g4 are ~eater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. 13. Fire A~oaratus fi!ink, ne): Access driveway required for lot 4: Provide an access driveway with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circu[,ating turning radius of 36 feet outside and 23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard details and Specifications D-1. 14. 15. Fire Deoartment ('En.~qne) Driveway Turn-around Required: Provide an approved fire department engine driveway mmarmmd with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. Prooertv Address: Applicant shall provide the Central Fire District with the newly established address to be assigned to the property prior to issuance of building permits. PUBLIC WORKS DEPA.RTMENT 16. Parcel Mao Conditions: Applicant shall comply with all conditions of approvaI as required for tentative parcel map approval (PM 98-05). 17. Grading and Drainage Plan: The grading and drainage Plan shall minimize cut anit fill areas contiguous with existing properties not included within the projects distinctive border. Lot to lot drainage easements shall be recorded as necessary. Apffil0,2000 CITY OF CAMPBELL Community Development Department · Current Planning Mr. Sason Lee Dong-Ah USA 2086 Walsh Avenue, #C2 Santa Clara, CA 95050 Re: Plan Check 2000-235 - 1106 Abbott Avenue Dear Mr. Lee: The Planning Division has reviewed your revised plan submittal of March 31, 2000 for a new single-family residence on the referenced property. The plans were reviewed per the requirements of the San Tomas Area Neighborhood Plan (STANP) and Planning Commission Resolution No. 3182, the site and architectural approval for this project. The plan submittal is consistent with this approval and the STANP; however, the submittal is significantly incomplete. The following information is needed to complete your building division submittal: 1) Include the conditions of approval as a part of the plan submittal. 2) Submit a detailed fencing plan depict location and design of the picket fence and the rear yard fencing. 3) Submit a tree protection and replacement plan. This plan needs to illustrate protection of retained trees and planting details of new trees. 4) Submit a landscaping plan for the street yard areas. This plan needs to include details of the decorative driveway. And should be consistent with the conceptual plan submitted to the planning Commission. 5) Illustrate utility connections and screening of utility meters, if applicable and 6) Provide details in the architectural submittal of roof and wall materials, building colors, exterior door and window schedules, and details of stone accents. 7) Acknowledge responsibility to pay the park impact fee. Please contact the undersigned, if you should have any questions regarding these Rems. I may be reached at (408) 866-2144. Sincerely, Tim Haley Associate Planner cc: Frank Mills, Senior Building Inspector Steve Zankich, Zankich Construction Darryl Fazekas, Architect 70 North First Street · Campbell, California 95008.14113 · TEL 408.866.11140 · FAX 408.866.8381 · TDD 408.8ii6'11790 CITY OF CAMPBELL Public Works Department May 25, 1999 Pat Correa Alliance Title 901 Campisi Way Campbell, CA 95008 Re: 1492 Westmont Avenue - PM 98-05 Recordation of Parcel Map Dear Ms. Correa: We hereby transmit to you the original mylar, consisting of two sheets, and the Street Improvement Agreement, regarding the above-subject parcel map. After recordation of the map, the City will require one full size conformed mylar set and three blueline copies. Thank you for your assistance in this matter. If you have any questions, please contact me. La,gl Dev'eI'6'p~nf Engineer CC: Anne Bybee, City Clerk File 1492 Westmont PM ~ Tim Haley, Planning Dept. Bob Kass, Public Works Director Bill Helms, Environmental Programs Manager David Thompson, Acting City Engineer Tom Andrews h:landdev\ 1492wes7(mp) 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2150 · FnX 408.376.0958 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department · Current Planning November 11,1998 Loyola Meats, Inc. 987 Fremont Avenue Los Altos, CA 94022 Re: Plan Check 98-923 I 132 Abbott Avenue Dear Applicant: The Planning Division has reviewed your plan submittal of November 4, 1998, for the construction of a single family residence on the referenced property. Based upon a review of this submittal and the Planning Commission approval, the following items need to be addressed or submitted: 1) Inclusion of the conditions of approval as a portion of the cover sheets of the Building Division submittal. 2) Submittal of fencing plan illustrating typical fence sections, locations and fence heights. 3) Submittal of a tree protection plan protecting existing tree(s) to be retained and a landscape plan illustrating additional trees per the San Tomas Neighborhood Plan.. A residential lot is required to have one tree for each 2000 square feet in net lot area. Seven trees would be required for this lot. Provide typical planting details, tree size and types. Please incorporate the conceptual landscape plan as a part of the Building Division submittal 4) Illustrate location of utility connections. 5) Provide details of pavement treatments and illustrate fire turnaround if required. 6) Provide details of building materials roofing and walls. Provide window trim details as well as door and window schedules Please contact the undersigned if you should have any questions regarding these items. I may be reached at (408) 866-2144. Sincerely, Tim J. Haley Associate Planner cc: Frank Mills, Building Division 70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · Fax 408.866.8381 · TDD 408.866.2790 o~ .c~ City of Campbell -- Community Development Department 70 N. First Slreet~ Campb~llr CA 95008 MEMORANDUM To: Harold Housley, Land Development Engineer From: Tim J. Halcy, Associate Planner'~ Subject: Final Map - 1492 Westmont Avenue PM 98 -05 Date: November 6, 1998 The Planning Division has received a request to provide building permit clearance for two single family residences as a part of the above referenced subdivision. Park in-lieu and impact fees will be required as follows: Final map recordation: Creation of 4 new lots 4 x $ 8,242.50 = $32,970 with a $ 8,242.50 credit resulting in a park lieu fcc of $24,727.50 at map recordation. Building occupancies: Four new homes 4 x $10,990 = $ 43,960 with a credit of $10,990 for the existing home and the payment credit of $24,727 at the final map stage resulting in balance.of $ 8,243.00. Additionally, the following conditions need to be satisfied. 2. Removal of structures prior to recordation of new property lines. 3. Provision of a tree protection, preservation and replacement plan. cc: Steve Zankich, Zankich Construction Sharon Fierro, Senior Planner Michelle Quinney, City Engineer PUBLIC: WORICS FIlE NO. PR. OPE~TY ADDRF.~S P!~.~ ¢oiiccl ~' re~mOt (or ~M folk~rml E~CROA~E~ . D~os, ~Y. o/' .CNGR. F~"TalgO.~XX! mat 1" %4mtmum C~lr~e/~t Laea~o. r$1201 Comlul~P~etme~ uo to .~(~ Fee~ fSI I. AHD DEVKLOPM £,~T r"im Split rSJ~O) 1'TL~FFIC NAME OF ,&PPLiCANT ~P CITY CLIiIU( JRECEI','ED ay RECEIVED ~A¥ 0 q 1999 CITY. CLERK'S OFFICE CITY OF CAMPBELL Public Works Department October 6, 1998 Zankich Construction, Inc. 10281 Imperial Avenue Cupertino, CA 95014 Re: PM 98-05/S 98-12 through S 98-15 - 1492 Westmont Avenue RECEIVED 0CT 0 7 1998 CITY OF CAMPBELl. PLANNING DEPT. Gentlemen: The Planning Commission, at its meeting of September 22, 1998, adopted Resolutions 3181 and 3182 approving a Tentative Parcel Map and granting a Site and Architectural Approval for the construction of four single-family residences on the above-referenced property. At your earliest convenience, I would like to arrange a meeting with you, your consultants, and the City's Public Works land development representative(s). The purpose of the meeting would be to review the conditions of approval imposed by' the Public Works Department and the Department's procedures and requirements for satisfaction of those conditions. The land development representative(s) may also include staff members from the Planning and Building Divisions, if necessary. We hope this meeting will facilitate your project and assist in making your project a success. Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions. Land D cc: Michelle Quinney, City Engineer Frank Cauthorn, Building Official Tim Haley, Associate Planner h:\landdev/1492wes2(mp) 70 North First Street · Campbell, California 95008.1423 * TEL 408.866.2150 · FAX 408.376.0958 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department · Current Planning September 23, 1998 Zankich Construction, Inc. 10281 Imperial Avenue Cupertino, CA 95014 Re: PM 98-05/S 98-12 through S 98-15 - 1492 Westmont Avenue Dear Applicant: Please be advised that the Planning Commission, at its meeting of September 22, 1998, adopted the following Resolutions: 1. Resolution No. 3181 approving a Tentative Parcel Map to allow the creation of four residential lots; and 2. Resolution No. 3182 granting a Site and Architectural Approval to allow the construction of four single family residences on the above referenced property. This approval is effective in ten days, unless appealed in writing to the City Clerk. The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, __ Associate Planner CCi Harold Housley, Public Works Frank Cauthom, Building Wayne Hokanson, Central Fire 70 North First Street · Campbell, California 95008.1423 · T~L 408.866.2140 · vax 408.866.8381 · TDD 408.866.2790 RESOLUTION NO. 3181 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL, APPROVING A TENTATIVE PARCEL MAP TO ALLOW THE CREATION OF FOUR RESIDENTIAL LOTS ON PROPERTY LOCATED AT 1492 WESTMONT AVENUE IN AN R-1- 9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF ZANKICH CONSTRUCTION. FILE NO. PM 98-05. 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 PM 98-05: o o The proposed land division of 4 lots, results in a density of 2.7 units per gross acre. This density is consistent with the Low Density Residential (fewer than 4.5 du/gross acre) land use shown on the Land Use Element Map of the General Plan. The size of each parcel, and its dimensions meet the requirements for the R- 1-9 Zone and the standards of the San Tomas Area Neighborhood Plan. The rectangular shape, and size of the lots, and their pattern, are consistent with those of other lots on in the neighborhood. The proposed land division results in a logical lot pattern. The project has been reviewed by public agencies, including fire, public works, police, building, and planning, and subject to the recommended conditions of approval, meets the City and Fire District requirements. The project qualifies as a Class 15, Categorically Exempt project, per Section 15315 of the California Public Resources Code (California Environmental Quality Act). The proposed subdivision is designed and conditioned to accommodate potential future development on adjacent parcels to the south as well the circulation needs of the proposed subdivision. The design and location of the proposed cul-de-sac will accommodate current circulation needs of this subdivision and the other required street improvements, are consistent with the San Tomas Area Neighborhood Plan. Planning Commission Resolution No. 3181 PM 98-05 - 1492 Westmont Avenue - Zankich Construction Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed subdivision is consistent with the General Plan, the Zoning Ordinance, and the development standards of the San Tomas Neighborhood Plan. 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. No substantial evidence has been presented which shows that the project, as presented, and subject to the attached conditions, would have a significant effect upon the environment. No substantial evidence has been presented which shows that the project, as presented and subject to the attached conditions, would have a significant effect on the health, safety, or welfare of the neighborhood or the community. The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance 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: Approved Project: Approval is granted for a Tentative Parcel Map allowing the creation of four (4) single family lots on property located at 1492 Westmont Avenue. The map shall substantially conform to the map prepared by Marvin Kirkeby of Kirkeby Engineering dated May 1998 and received by the Planning Department on July 15, 1998, except as may be modified by the Conditions of Approval herein. Planning Commission Resolution No. 3181 PM 98-05 - 1492 Westmont Avenue - Zankich Construction Pa~ge 3 Property Maintenance: The property shall 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. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. Current fee is ( $8,242.50 x 3 new lots) = $24,727.50 Park Impact Fee: Applicant is advised that a park impact fee is required in addition to the Park In-Lieu Fee and is required prior to occupancy for each single family dwelling constructed on each Iot.($10,990 x 4 single family residences)= $43,960 with the following credits (existing residence at $10,990 and payment of park impact fees at $ 24,727.50 resulting in a park impact fee of $8242.50 at building occupancy/final) Building Approval Approval of a Site and Architectural Review Permit by the Planning Commission is required for any new residences on these parcels. Tree Protection Plan: Prior to the issuance of building permits, demolition permits or grading permits, applicant to receive approval of a tree protection and preservation plan. Any trees to be removed shall be replaced consistent with the WELS Standards and the San Tomas Area Neighborhood Plan. PUBLIC WORKS DEPARTMENT 7. Final Parcel Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Parcel Map for recordation upon approval by the City. The current plan check fee is $1,060 plus $25 per parcel. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the Final Parcel Map. Demolition: Prior to recording of the Final Parcel Map, the applicant must obtain a demolition permit and remove all existing structures. 10. Preliminary Title Report: Prior to recordation of the Final Parcel Map for the site, the applicant shall provide a current Preliminary Title Report. Planning Commission Resolution No. 3181 PM 98-05 - 1492 Westmont Avenue - Zankich Construction Page 4 11. 12. Westmont Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map for the site, the property owner shall grant additional right-of-way for public street purposes along the Westmont Avenue frontage to 30 feet from the monument line, and a 20 foot property line radius at the Abbott Avenue intersection. Abbott Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map, property owner shall grant additional right-of-way for public street purposes along the Abbott Avenue frontage. Right of way shall be adequate to include the following within the public right of way: A 34' wide asphalt street with a 3' shoulder on the east side of the street A cul-de-sac (temporary until property to the south develops) at the south end of the property with a radius of 30' to edge of pavement plus 3' shoulder (this may be accomplished by dedication of a public service easement due to the temporary nature of the improvements). 13. 14. Abbott Avenue Public Service Easement: Prior to recordation of the Final Parcel Map, the applicant shall grant a Public Service Easement 10 feet easterly of the new property line on private property contiguous with the public right-of-way along the Abbott Avenue frontage. Street Improvements: Prior to recordation of the Final Parcel Map, the property owner 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 improvements, as required by the City Engineer. The plans shall include the following: A. Abbott Avenue · Design of all improvements for the east and west side of Abbott Avenue as described below. · Construction of street improvements along the Abbott frontage, including: · A 34 feet wide asphalt street with 3 foot shoulder area on the east side all within the public right-of-way. · A cul-de-sac at the south end of the property with a 30'radius to edge of pavement and a 5' shoulder area within the public right-of-way or public service easement. · Storm drainage facilities necessary to property to convey stormwater to a public storm facility. Removal and replacement of, or minimum 3 inch overlay of existing AC pavement to property line on westerly side of Abbott Avenue. Planning Commission Resolution No. 3181 PM 98-05 - 1492 Westmont Avenue - Zankich Construction Page 5 15. 16. 17. 18. Bo Westmont Avenue Construction of full street improvements on Westmont Avenue including asphalt street pavement, vertical curb and gutter at 18 feet from the monument line, City standard driveways, curb ramps, five foot separated sidewalk, storm drainage facilities, five foot landscape strip with City standard street trees and street lights. C. Both Frontages · Installation of all existing and proposed water meters and sewer cleanouts on private property behind new public right-of-way line. · Undergrounding of all utilities along both frontages. · Construction of traffic islands, traffic striping and signing on Abbott Avenue and on Westmont Avenue as directed by the City Engineer. · Conforms as needed to match all existing improvements to remain. Soils Report: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. Utilities: The existing on-site overhead cable (TV or telephone) shall be installed underground. 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. Existing utilities at the intersection of Westmont and Harriet Avenues shall be installed underground as approved by the City Engineer. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Plan and Schedule for approval by the City Engineer for installation of all utilities and service connections. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations and will also require a pavement restoration plan for approval by the City Engineer prior to any utility installation. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Planning Commission Resolution No. 3181 PM 98-05 - 1492 Westmont Avenue -Zankich Construction Page 6 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 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. 20. Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall pay the required Storm Drain Area fee. The current fee is $ 2,000 per acre or $ 2,330.00. 21. National Pollution Discharge Elimination System: The applicant shall comply with the Santa Clara Valley Water District (SCVWD) Best Management Practices and Title 14 of the Campbell Municipal Code concerning storm water pollution prevention. FIRE PROTECTION DISTRICT 22. Required Access to Water Supply (Hydrants): Portions of the structure(s)on Lot 4 that are greater than 150 feet of travel distance from the centefline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. 23. Fire Apparatus (Engine): Access driveway required for Lot 4 Provide an access driveway with a paved all weather surface and a minimum unobstructed width of 12 feet, verticfil clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard details and Specifications D-1. 24. Fire Department (Engine) Driveway Turn-around Required: Provide an approved fire department engine driveway turnaround on Lot 4 with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. PASSED AND ADOPTED this 22na day of September, 1998, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-Kennedy None None None ATTEST: APPROVED: Steve Piasecki, Secretary Dennis Lowe, Chair RESOLUTION NO. 3182 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL APPROVAL TO ALLOW THE CONSTRUCTION OF FOUR SINGLE FAMILY RESIDENCES ON PROPERTY LOCATED AT 1492 WESTMONT AVENUE IN AN R-l-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF ZANKICH CONSTRUCTION. FILE NO. S 98-12 THROUGH S 98-15. 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 S 98-12 through S 98-15: The proposed project as conditioned is consistent with the R-l-9 (Single family residential) zoning district where applicable and the development standards as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan with the exception of a modification to the local street improvement plan to provide for a pedestrian sidewalk. 2 The proposed project, as conditioned, is well designed and is architecturally compatible with the surrounding neighborhood and with the San Tomas Area. The development of the property will result in a density of 2.8 dwelling units per gross acre and is consistent with the General Plan density of less than 4.5 dwelling units per gross acre for this area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project subject to the conditions of approval is consistent with the City's General Plan, Zoning Ordinance and San Tomas Area Neighborhood Plan with the exception of the requirement of a sidewalk along the Abbott Avenue frontage. 2. The proposed project as conditioned will aid in the harmonious development of the immediate area. The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. 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: Planning Commission Resolution No. 3182 S 98-12 through S 98-15 - 1492 Westmont Avenue - Zankich Construction Page 2 COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Proiect: Approval is granted for a Site and Architectural Review permit to allow construction of four single family residences located at 1492 Westmont Avenue. Project approval shall substantially comply with project plans prepared by Dan'el Fazekas, Architect, dated as received by the Community Development Department on September 8, 1998, except as modified by the Conditions of Approval herein. Revised Elevations: The applicant shall submit revised elevations for Lot 3 for review and approval by the Community Development Director, prior to the issuance of building permits. Revised elevations shall provide a more varied design for this lot which incorporate distinctly different roof shapes, windows, roofing and wall materials from the other home designs. Site and Architectural Approval Expiration: The Site and Architectural approval (S 98-12 thru S 98-15) of this project is valid for a period of one year from the Planning Commission approval. All conditions of approval specified herein must be completed within one year from the date of approval or the permit shall be void. Building Division Requirements: The applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single- family residence unless a credit may be applied for a preexisting legal single family use on the property. Full payment of this fee is due prior to issuance of a certificate of building occupancy. Seventy-five percent is due at the time of Map Recordation. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 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). Parking and Driveways: All parking and driveway areas shall be developed in compliance with the standards in Chapter 21.50 of the Campbell Municipal Code. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS) and the San Tomas Neighborhood Plan to indicate how trees to be retained on site will be protected during and after construction and to provide a Tree Replacement Plan for the two existing trees to be removed prior to issuance of building permits. Planning Commission Resolution No. 3182 S 98-12 through S 98-15 - 1492 Westmont Avenue - Zankich Construction Page 3 10. Landscaping: The applicant shall submit a landscaping and irrigation plan for the review and approval of the Community Development Director for the street yard areas of the proposed homes. The applicant shall be required to provide a minimum of one (1) 15 gallon tree per 2,000 square feet of net lot area of the subject property. Existing trees within the net lot area of the subject property shall be included in the total. All new trees shall be planted within the net lot area and shall be noted on plans to be submitted to the Community Development Department prior to issuance of building permits. 11. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements of the City's San Tomas Area Neighborhood Plan except for the requirement of a sidewalk along the Abbott Avenue frontage. The applicant shall pursue an exception to the San Tomas Policy for the sidewalk improvements. CENTRAL FIRE DISTRICT: 12. Required Access to Water Supply ('Hydrants): Portions of the structure(s) on lot #4 are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. 13. Fire Apparatus (Engine): Access driveway required for lot 4: Provide an access driveway with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard details and Specifications D-1. 14. Fire Department (Engine) Driveway Turn-around Required: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. 15. Property Address: Applicant shall provide the Central Fire District with the newly established address to be assigned to the property prior to issuance of building permits. PUBLIC WORKS DEPARTMENT 16. Parcel Map Conditions: Applicant shall comply with all conditions of approval as required for tentative parcel map approval (PM 98-05). 17. Grading and Drainage Plan: The grading and drainage plan shall minimize cut and fill areas contiguous with existing properties not included within the projects distinctive border. Lot to lot drainage easements shall be recorded as necessary. Planning Commission Resolution No. 3182 S 98-12 through S 98-15 - 1492 Westmont Avenue - Zankich Construction Page 4 BUILDING DIVISION SUBMITTALS 18. Building Submittals: Applicant shall include a copy of the conditions of approval as a portion of the cover sheets of the Building Division plan check submittal. PASSED AND ADOPTED this 22"a day of September, 1998, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Jones, Keams, Lindstrom, Lowe, Meyer- Kennedy None None None APPROVED: Dennis Lowe, Chair ATTEST: Steve Piasecki, Secretary ITEM NO. 2 STAFF REPORT - PLANNING COMMISSION MEETING OF SEPTEMBER 22, 199~ PM 98-05/ S 98-12 thru S98-15 Zankich Construction Public Hearing to consider the application of Mr. Steve Zankich on behalf of Zankich Construction Inc. for approval of a Tentative Parcel Map (PM 98-05) to allow the creation of four lots and Site and Architectural Approvals (S 98-12 thru S 98-15) to allow construction of four single family homes on property located at 1492 Westmont Avenue in an R-1-9 (Single Family Residential, 9,000 square foot minimum lot size) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Adopt a Resolution, incorporating the attached findings, approving the Tentative Parcel Map creating four lots, subject to the attached conditions of approval; Adopt a Resolution, incorporating the attached findings, approving Site and Architectural Applications (S 98-12 thru S 98-15), allowing the construction of four new single family homes, subject to the attached conditions of approval, and Take minute action Recommending that the City Council approve an Exception to the San Tomas Neighborhood Plan and require the installation of a sidewalk and standard street improvements along the Abbott Avenue frontage of the project from the comer of Westmont Avenue to the interim cul-de-sac. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15313 Class 15 of CEQA pertaining to minor subdivisions of four or fewer lots and Section 15303 Class 3(a), new construction of four new single family residences; therefore, no environmental action is required. PROJECT DATA Category_ Gross Lot Area: Net Lot Areas: Proposed Project 1.4 acres 62,864 sq. ft. Lot 1 - 11,514 square feet Lot 2 - 12,042 square feet Lot 3 - 11,117 square feet Lot 4 - 13,410 square feet San Tomas Plan/Zoning Requirements N/A 9000 square feet 9000 square feet 9000 square feet 9900 square feet exclusive of access Density: 2.8 units/gross acre less than 4.5 units/gross acre Staff Report - Planning Commission Meeting of September 22, 1998 S 98-12 thru 15/PM 98-05 - 1492 Westmont Avenue Pal~e 2 Proposed Residences: Lot 1 Living Area: Garage: Total Building Area: Lot Coverage: Floor Area Ratio: Parking Provided: Lot 2 Living Area: Garage: Total Building Area: Lot Coverage: Floor Area Ratio: Parking Provided: Lot 3 Living Area: Garage: Total Building Area: Lot Coverage: Floor Area Ratio: Parking Provided: Lot 4 flag lot Living Area: Garage: Total Building Area: Lot Coverage: Floor Area Ratio: Parking Provided: 11,514 square feet 3,631 square feet(living area) 767 square feet 4,398 square feet 25% .38 6 spaces (3 covered) 12,042 square feet 3,623 square feet(living area) 1220 square feet 4,843 square feet 26.4% .40 6 spaces (3 covered) 11,117 square feet 3,623 square feet(living area) 767 square feet 4,398 square feet 25.9% .40 6 spaces (3 covered) 13,410 square feet 3,722 square feet(living area) 740 square feet 4,462 square feet 33.3% .33 6 spaces (3 covered) N/A N/A 5,181 square feet maximum (45% of net lot area maximum) 35% maximum .45 maximum 2 spaces (minimum 1 covered) N/A N/A 5,418 square feet maximum (45% of net lot area maximum) 35 % maximum .45 maximum 2 spaces (minimum 1 covered) N/A N/A 5,002 square feet maximum (45% of net lot area maximum) 35% maximum .45 maximum 2 spaces (minimum 1 covered) N/A N/A 6,034 square feet maximum (45% of net lot area maximum) 35 % maximum .45 maximum 2 spaces (minimum 1 covered) Staff Report - Planning Commission Meeting of September 22, 1998 S 98-12 thru 15/PM 98-05 - 1492 Westmont Avenue Pase 3 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Tentative Parcel Map and Site and Architectural Review Permits to allow construction of four single family homes on the southeastern corner of Westmont and Abbott Avenues. The subject property is in the San Tomas Area Neighborhood and is currently developed with a single family residence which would be removed with the development. The project site is surrounded by single family uses to the north, east and west and a small orchard and residence to the south. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential (less than 4.5 units per gross acre). The density of the proposed project site is 2.8 units per gross acre, which is consistent with the General Plan land use designation. Zoning Designation: The zoning designation for the project site is R-l-9 (Single-Family Residential, 9,000 square foot minimum lot size). The proposed net lot areas are significantly larger than the current minimum lot sizes of 9000 square feet and lot widths of 70 feet. The proposed setbacks, height, lot coverage, and building area of the proposed residences are consistent with the development standards for this zoning district. Parcel Map: An administrative hearing was held by the Community Development Director on August 17, 1998 to consider the proposed subdivision of the project site into four single family lots. This application for the tentative parcel map is being referred to the Planning Commission so that it could be considered with the development plans and a Staff recommended exception to the San Tomas Plan Neighborhood Plan. All of the proposed lots will take access from the Abbott Avenue frontage which will be improved as a part of this subdivision. The southerly most lot is a flag lot with a 20' wide access driveway. The lot sizes and shapes are consistent with the General Plan and Zoning. The neighboring property owners to the south and west of the project site were not supportive of an exception to the San Tomas Neighborhood Plan to require a sidewalk along the Abbott Avenue frontage until such time as the properties to the south are developed. Staff Report - Planning Commission Meeting of September 22, 1998 S 98-12 thru 15/PM 98-05 - 1492 Westmont Avenue Page 4 Site Layout: The proposed single family residences will be centered on the proposed lot with their garage and entry oriented to the Abbott Avenue frontage. The proposed comer unit has provided an enhanced side elevation and landscaping along the Westmont Avenue frontage and the residence on the proposed flag lot is oriented to the driveway entrance and the south of the project site. Unit design: Three two story and one story residence designs have been presented. The two story residences each have an individual floor plan and presented varied materials and architectural treatment, with the exception of lot 3. Staff is recommending a condition of approval that requires a more varied design for this lot which incorporates different roof shapes, windows, roofing and wall materials. Each residence incorporates single story elements as well as an entrance porch. Other architectural features are indicative of the Guidelines for the San Tomas Neighborhood. Building elevations are accented by an entry trellis, stone wainscot, porches and horizontal wood siding. Landscaping and Tree Retention: The applicant has submitted a tree inventory and retention plan which summarizes the significant trees on the site. Nine trees were reviewed, of which seven trees will be retained. The two trees to be removed include a walnut tree that is within the future street pavement section of Westmont Avenue and a redwood tree which is located on lot 4. The applicant has indicated that they intend to replace the removed trees with four 24" box redwood trees. This replacement is consistent with the tree replacement requirements as provided in the San Tomas Neighborhood Plan and the Water Efficient Landscaping Standards. A tree planting plan is recommended as a condition of approval. Street Improvements: The project site does not currently have standard street improvements and is required to install improvements for a minor collector along the Westmont frontage and a local access street along the Abbott Avenue frontage under the San Tomas Neighborhood Plan. Additionally, the applicant is required to terminate Abbott Avenue in an interim cul-de-sac which would be removed, if the properties to the south are subdivided. Pedestrian Sidewalk: Although vehicular access is not intend to be accommodated to the south through to Hacienda Avenue, staff is recommending that a pedestrian connection through the neighborhood be provided. Consequently, staff is recommending an exception to the San Tomas Policy and is recommending that the applicant install improvements along Abbott to accommodate sidewalks, curbs, gutters and street lights. Staff Report - Planning Commission Meeting of September 22, 1998 S 98-12 thru 15,PM 98-05 - 1492 Westmont Avenue Page 5 Site and Architectural Review Committee: The Site and Architectural Review Committee considered the applicant's proposal at its meeting of September 8,1998 and was supportive of the applicant's proposal. Attachments: 1. Findings for approval of the Tentative Parcel Map 2. Findings for approval of the Site and Architectural Review Permit 3. Conditions of Approval for the Tentative Parcel Map 4. Conditions of Approval for the Site and Architectural Review Permit 5. Exhibits 6. Tree Inventory and Retention Plan 7. Location Map Prepared by...~~'~....-.-,~--~3~.ff,~- Tim J. l~al~y, A~sociate Planner Approved by: Sharon Fierro, Senior Planner Attachment # 1 FINDINGS FOR APPROVAL FOR FILE NO. S1TE ADDRESS: 1492 Westmont Avenue APPLICANT: Zankich Construction, Inc. P.C. Meeting: September 22, 1998 PM 98-05 Findings for Approval for the Tentative Parcel Map The Planning Commission finds with regard to Application No. PM 98-05: The proposed land division of 4 lots, results in a density of 2.7 units per gross acre. This density is consistent with the Low Density Residential (fewer than 4.5 du/gross acre) land use shown on the Land Use Element Map of the General Plan. 2. The size of each parcel, and its dimensions meet the requirements for the R- 1-9 Zone and the standards of the San Tomas Area Neighborhood Plan. 3. The rectangular shape, and size of the lots, and their pattern, are consistent with those of other lots on in the neighborhood. 4. The proposed land division results in a logical lot pattern. ° The project has been reviewed by public agencies, including fire, public works, police, building, and planning, and subject to the recommended conditions of approval, meets the City and Fire District requirements. 6. The project qualifies as a Class 15, Categorically Exempt project, per Section 15315 of the California Public Resources Code (California Environmental Quality Act). The proposed subdivision is designed and conditioned to accommodate potential future development on adjacent parcels to the south as well the circulation needs of the proposed subdivision. The design and location of the proposed cul-de-sac will accommodate current circulation needs of this subdivision and the other required street improvements, with the exception of the recommended sidewalk improvements, are consistent with the San Tomas Area Neighborhood Plan. The provision of a sidewalk along the Abbott avenue frontage will provide a pedestrian connection between this project and neighborhood to the open space facilities south of this project. FINDINGS FOR APPROVAL FOR FILE NO. PM 98-05 Page 2 10. Street improvements not consistent with the San Tomas Neighborhood Plan will be referred to the City Council for an exception. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed subdivision is consistent with the General Plan, the Zoning Ordinance, and the development standards of the San Tomas Neighborhood Plan. 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. No substantial evidence has been presented which shows that the project, as presented, and subject to the attached conditions, would have a significant effect upon the environment. No substantial evidence has been presented which shows that the project, as presented and subject to the attached conditions, would have a significant effect on the health, safety, or welfare of the neighborhood or the community. FINDINGS FOR APPROVAL OF FILE NO. S 98-12 thru S 98-15 SITE ADDRESS: 1492 Westmont Avenue APPLICANT: Steve Zankich P.C. MEETING: September 22, 1998 Attachment g2 Findings for Approval of a Site and Architectural Review Permit to allow the construction of four new single family residences The Planning Commission finds as follows with regard to File No. S 98-12 thru S 98-15 o The proposed project as conditioned is consistent with the R-1-9 (Single family residential) zoning district where applicable and the development standards as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan with the exception of a modification to the local street improvement plan to provide for a pedestrian sidewalk. The proposed project, as conditioned, is well designed and is architecturally compatible with the surrounding neighborhood and with the San Tomas Area. The development of the property will result in a density of 2.8 dwelling units per gross acre and is consistent with the General Plan density of less than 4.5 dwelling units per gross acre for this area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project subject to the conditions of approval is consistent with the City's General Plan, Zoning Ordinance and San Tomas Area Neighborhood Plan with the exception of the requirement of a sidewalk along the Abbott Avenue frontage. The proposed project as conditioned will aid in the harmonious development of the immediate area. Attachment # 3 CONDITIONS OF APPROVAL FOR FILE NO. PM 98-05 SITE ADDRESS: 1492 Westmont Avenue APPLICANT: Zankich Construction, Inc. P.C. Meeting: September 22, 1998 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 Caiifomia. 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 ail applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. PLANNING DEPARTMENT Approved Project: Approval is granted for a Tentative Parcel Map allowing the creation of four (4) single family lots on property located at 1492 Westmont Avenue. The map shall substantially conform to the map prepared by Marvin Kirkeby of Kirkeby Engineering dated May 1998 and received by the Planning Department on July 15, 1998, except as may be modified by the Conditions of Approval herein. The applicant is required to install street improvements contrary to the San Tomas Neighborhood Area Plan (STANP) to facilitate a pedestrian connection to Fischer Park to the south of the project site and thus is required to obtain approval of a exception to the STANP to allow the installation of a sidewaik, street trees and street lights along the Abbott Avenue frontage. Property Maintenance: The property shall 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. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. Current fee is ( $8,242.50 x 3 new lots) = $24,727.50 Park Impact Fee: Applicant is advised that a park impact fee is required in addition to the Park In-Lieu Fee and is required prior to occupancy for each single family dwelling constructed on each lot.($10,990 x 4 single family residences)= $43,960 with the following credits (existing residence at $10,990 and payment of park impact fees at $ 24,727.50 resulting in a park impact fee of $8242.50 at building occupancy/final) Building Approvai Approval of a Site and Architectural Review Permit by the Planning Commission is required for any new residences on these parcels. Conditions of Approval -- PM 98-05 --1492 Westmont Avenue Page 2 o Tree Protection Plan: Prior to the issuance of building permits, demolition permits or grading permits, applicant to receive approval of a tree protection and preservation plan. Any trees to be removed shall be replaced consistent with the WELS Standards and the San Tomas Area Neighborhood Plan. PUBLIC WORKS DEPARTMENT o 10. 11. 12. 13. Final Parcel Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Parcel Map for recordation upon approval by the City. The current plan check fee is $1,060 plus $25 per parcel. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the Final Parcel Map. Demolition: Prior to recording of the Final Parcel Map, the applicant must obtain a demolition permit and remove all existing structures. Preliminary Title Report: Prior to recordation of the Final Parcel Map for the site, the applicant shall provide a current Preliminary Title Report. Westmont Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map for the site, the property owner shall grant additional right-of-way for public street purposes along the Westmont Avenue frontage to 30 feet from the monument line, and a 20 foot property line radius at the Abbott Avenue intersection. Abbott Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map, property owner shall grant additional right-of-way for public street purposes along the Abbott Avenue frontage sufficient to accommodate the construction of 34 feet of asphalt concrete street pavement with rolled curb and gutter, and a five foot sidewalk with street trees and street lighting at the back of walk. This will require Council's approval of an exception to the San Tomas Area Neighborhood Plan (STANP). In addition, sufficient public street right-of-way for a temporary turn around (with curb and gutter only) shall be dedicated at the terminus of Abbott Avenue. Turn around radius shall be 35 feet. Abbott Avenue Public Service Easement: Prior to recordation of the Final Parcel Map, the applicant shall grant a Public Service Easement 10 feet easterly of the new property line on private property contiguous with the public right-of-way along the Abbott Avenue frontage. Conditions of Approval -- PM 98-05 --1492 Westmont Avenue Pase 3 14. 15. Street Improvements: Prior to recordation of the Final Parcel Map, the property owner 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 improvements, as required by the City Engineer. The plans shall include the following: A. Abbott Avenue · Design of all improvements for the east and west side of Abbott Avenue as described below. · Construction of street improvements along the Abbott frontage, including 34 feet of asphalt street pavement, curb and gutter (on the east side only) including edge drains if rolled curbs, storm drain facilities, five foot concrete sidewalk, City standard driveways, and a five foot planting strip at the back of walk with street trees and street lights. · 35 foot radius asphalt concrete turnaround at the southerly terminus of Abbott Avenue. · Removal and replacement of, or minimum 3 inch overlay of existing AC pavement to property line on westerly side of Abbott Avenue. Bo Westmont Avenue Construction of full street improvements on Westmont Avenue including asphalt street pavement, vertical curb and gutter at 18 feet from the monument line, City standard driveways, curb ramps, five foot separated sidewalk, storm drainage facilities, five foot landscape strip with City standard street trees and street lights. C. Both Frontages · Installation of all existing and proposed water meters and sewer cleanouts on private property behind new public right-of-way line. · Undergrounding of all utilities along both frontages. · Construction of traffic islands, traffic striping and signing on Abbott Avenue and on Westmont Avenue as directed by the City Engineer. · Conforms as needed to match all existing improvements to remain. Soils Report: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. Conditions of Approval -- PM 98-05 --1492 Westmont Avenue Page 4 16. 17. 18. 19. 20. 21. FIRE 22. Utilities: The existing on-site overhead cable (TV or telephone) shall be installed underground. 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. Existing utilities at the intersection of Westmont and Harriet Avenues shall be installed underground as approved by the City Engineer. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a Utility Installation Plan and Schedule for approval by the City Engineer for installation of all utilities and service connections. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations and will also require a pavement restoration plan for approval by the City Engineer prior to any utility installation. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Faithful Performance Bond. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall pay the required Storm Drain Area fee. The current fee is $ 2,000 per acre or $ 2,330.00. National Pollution Discharge Elimination System: The applicant shall comply with the Santa Clara Valley Water District (SCVWD) Best Management Practices and Title 14 of the Campbell Municipal Code concerning storm water pollution prevention. PROTECTION DISTRICT Required Access to Water Supply (Hydrants): Portions of the structure(s)on Lot 4 that are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. Conditions of Approval -- PM 98-05 --1492 Westmont Avenue Page 5 23. Fire Apparatus (Engine): Access driveway required for Lot 4 Provide an access driveway with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard details and Specifications D-1. Fire Department (Engine) Driveway Turn-around Required: Provide an approved fire department engine driveway turnaround on Lot 4 with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. Attachment #4 CONDITIONS OF APPROVAL FOR FILE NO. S 98-12 thru S 98-15 SITE ADDRESS: 1492 Westmont Avenue APPLICANT: Steve Zankich P.C. MEETING: September 22, 1998 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance 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 Approved Project: Approval is granted for a Site and Architectural Review permit to allow construction of four single family residences located at 1492 Westmont Avenue. Project approval shall substantially comply with project plans prepared by Darrel Fazekas, Architect, dated as received by the Community Development Department on September 8, 1998, except as modified by the Conditions of Approval herein. Revised Elevations: The applicant shall submit revised elevations for Lot 3 for review and approval by the Community Development Director, prior to the issuance of building permits. Revised elevations shall provide a more varied design for this lot which incorporate distinctly different roof shapes, windows, roofing and wall materials from the other home designs. o Site and Architectural Approval Expiration: The Site and Architectural approval (S 98-12 thru S 98-15) of this project is valid for a period of one year from the Planning Commission approval. All conditions of approval specified herein must be completed within one year from the date of approval or the permit shall be void. 4. Building Division Requirements: The applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. o Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single- family residence unless a credit may be applied for a preexisting legal single family use on the property. Full payment of this fee is due prior to issuance of a certificate of building occupancy. Seventy-five percent is due at the time of Map Recordation. 6. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. Conditions of Approval -- S 98-12 thru S 98-15 -- 1492 Westmont Avenue Page 2 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. Ur~iform Fire Code). 8. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the standards in Chapter 21.50 of the Campbell Municipal Code. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS) and the San Tomas Neighborhood Plan to indicate how trees to be retained on site will be protected during and after construction and to provide a Tree Replacement Plan for the two existing trees to be removed prior to issuance of building permits. 10. Landscaping: The applicant shall submit a landscaping and irrigation plan for the review and approval of the Community Development Director for the street yard areas of the proposed homes. The applicant shall be required to provide a minimum of one (1) 15 gallon tree per 2,000 square feet of net lot area of the subject property. Existing trees within the net lot area of the subject property shall be included in the total. All new trees shall be planted within the net lot area and shall be noted on plans to be submitted to the Community Development Department prior to issuance of building permits. 11. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements of the City's San Tomas Area Neighborhood Plan except for the requirement of a sidewalk along the Abbott Avenue frontage. The applicant shall pursue an exception to the San Tomas Policy for the sidewalk improvements. CENTRAL FIRE DISTRICT: 12. Required Access to Water Supply (Hydrants): Portions of the structure(s) on lot #4 are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. 13. Fire Apparatus (Engine): Access driveway required for lot 4: Provide an access driveway with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard details and Specifications D-1. Conditions of Approval -- S 98-12 thru S 98-15 -- 1492 Westmont Avenue Page 3 14. Fire Department (Engine) Driveway Turn-around Required: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. 15. Property Address: Applicant shall provide the Central Fire District with the newly established address to be assigned to the property prior to issuance of building permits. PUBLIC WORKS DEPARTMENT 16. Parcel Map Conditions: Applicant shall comply with all conditions of approval as required for tentative parcel map approval (PM 98-05). 17. Grading and Drainage .Plan: The grading and drainage plan shall minimize cut and fill areas contiguous with existing properties not included within the projects distinctive border. Lot to lot drainage easements shall be recorded as necessary. BUILDING DIVISION SUBMITTALS 18. Building Submittals: Applicant shall include a copy of the conditions of approval as a portion of the cover sheets of the Building Division plan check submittal. ProTree Health fessionals, Inc. September 4, 1998 Mr. Steve Zankich Zankich Co. Inc. 0281 Imperial Ave. upertino, CA 95014 Re: Tree survey @ 1492 Westmont Avenue, Campbell Dear Mr. Zankich: At your request, I have evaluated the heal__th and condition of nine trees located at the hbove referenced property and what a~ect the proposed development of the prope_rt3t will have on these trees. For reference I used the Ke_iser-AISbott4 Lots plan drhwn by. Kirkeby Engineering (May 1998). A portion ot thevlan is included in this report. The scale of the plan is one irich equals 20 feet. Tlae trees were numbered 141-149, aluminum disks with these numbers are found on each tree, and the numbers are found on the drawings included in this report. The trees were evaluated from the ground and were not climbed. The purpose of ~is report i.s to summarize my evaluation, give recommendations for protecting the trees to I~e retained, and iriclude tree preservation specifications. Summary of Evaluation Tree 149 is located in the soon to be widened Westmont Avenue and will need to be removed. Tree 148 will be significantly impacted by the widening of Westmont Avenue wh,ich may reqmre it's removal, Tree 142 is ex_pect&t to be removed because it is located witfiin the stracture on lot 4. I did include the folia__r spread and tree protection zone for trees 148 and 142.. Tl~e trees on the property consist of one California black walnut (Juglans hindsii), one deodar cedar (Cedrus deodara), five coast redwoods (Sequoia sempervirens), ooe valley oak (Quercus lobata) and one incense cedar ( Calocedrus decurrens). The Tree Protection Zone (TPZ) _ The tree protection zone is def'medas the area adjacent to the mainstem or-a tree which should not be disturbed by excavation of soil, the application of soil. fill, compaction, or the storage and/& .disposal of construction materials. For the ~.ees on thi_sproperty I have iteterminexl that the TPZ is equal to .75 times me diameter or' the trunk (measured in inches) at four and one half feet above ground line or the a~regate sum of the multi-leadered trees (Trees and Development, Matheny & Clarl~, 1998, page 74). The TPZ for each tree is drawn in blue on the plan. The TPZ should §e delineated with chainlink fence that is a minimum of five feet in height, mgunted on two i_nch galvanized pipe driven 18 inches into the ground, and able to keep out even toot traffic. The f6nce must be.in place Erior to the arrival of materials and equipment necessary to develop the property. one continuous fence should be around trees 146 and 147. 15466 Los Gatos Blvd., Suite 109-046 · Los Gatos, CA 95032 · (408) 929-3040 · Fax (408) 871-0284 sZankich, Tree survey @ 1492 Westmont Avenue, Campbell eptember 4, 1998 Page 2 Incense cedar 141 This tree .is in ve_~ good health and ave.rage, structure w.hich eq.uals.an qv.erall average condition. There appears to be a girdli.ng root on the south side ot the _ tree. Roots are growi.ng .up to the existing buildi6g foundation. The diameter ot the mainstem is 14.5 inches measured four and one half feet above ground line. The foliar spread (yellow on the plan) is 19 feet. The TPZ is the area within 10.9 feet of-the mamstem of the t~ree. The tree's TPZ .appears to be outside the b. uilding envelope of lot 2 with the exceptio? of a pathway to the front door. I do not .reco.mmend any pruning be done to this tree. There may need to ~ roots severed at the time of the insta~llation of the walkway. Coast redwood 142 This tree .i.s in fair to average he~al.th, and very go.odA stru.cmre which .equ~ aJs an ave~rage condition. The diameter ot the mainstem ts 18 inches measured at tour and one half feet above g~u. nd line with a foliar sprea~d of 28 fee.t. The TPZ is the area within 13.5 feet ot the mainstem of the tree. rl3e tree is located inside the structure. The structure would need to be moved 20 feet to be outside of the TPZ. The tree is scheduled for removal. Valley oak 143 Tiffs tree .is in average health, and very good st.ruc~t_ure w. hich equals .an. ~ average condition. The diameter of the mamstem is 12 incl~es meas__urea~at, rout .and one half feet above~g.round line and a foliar spread of 30 feet, Flhe TFL is the area within 9 feet ot the mainstem of the tree. The foliage is infested with a disease named powdrey, mildew (Cys. t~qtheca lanestris) whicli can be controlled with fu~.gieide a. pplie~afions. Th_e soil is very eo.mpaet a~.d dry.. I reeom~end a hydraulic injection o~t water to deep irriga~ and aerate me root zone or me tre~e. The TPZ would be the area to irrigate and aeratge. No pruning is necessary for this tree. Coast redwood 144 This tree is in average health and fair structure, which equals a fair to average condition. This is a twln-leadered tree with trunk diameters of 14 and 7 inches measured at four and one half feet above ground line and a foliar spread of 33 feet. The TPZ is the area within 15.75 feet of the mainstem of the tree. The undation of lot 2 ap~p~, ars to be 10 feet from the mainstem of the tree. I suggest at the foundation wihhin the TPZ of the tree .be on pier and grade beam foundation. Piers should be dug with hand tools to a depth of-18-24 inches below grade, If roots are encountered' that are two inches and'diameter or l~ger then ~he piers should be moved, toprevent root damage. A mechanically driven soil auge. r can be used below the d~epth of 24 inches. Some of the foliar canopy will need to be headed back from the new structure. Heading of limbs is pref6red to limb removal. I recommend removi.ng the co-dominant (smaller) leader. The root zone should be hydraulically irrigated and aerated in the area of the TPZ. Coast redwood 145 This tree is in fair health and fair structure, which equals a fair condition. This is a twin-leadered tree with trunk diameters of 12 and 10 inches measured at four and one half feet above ground line and a foliar spread of 12 feet. The TPZ is the area within 14 feet of ~e mainstem of the tree. The foundation of lot 1 ankich, Tree survey @ 1492 Westmont Avenue, Campbell eptember 4, 1998 Page 3 apg..e.~, to be 10 f_~t from .the mainstem.of th.e ~ee. I ~sugg.est that ~e fo .unda, ti, on wtthin the TPZ of the. tree t>e. on pier anograoe oeam foundation. Piers snomo be dug with. hand tools to a depth of 18-24-inches below grade. If roots are encountered that are two inches and diameter or l~ger then the piers should be moved to prevent root damage. A mechanically driven soil auger can be used below the depth of 24 inches: None of the foliar canopy will n~d to be headed back from the new structure but some lower limbs _may need to be removed for vehicle clearance. This street is scheduled to be in the driveway. [have enclosed a pervious paver specification that would create the least amount or- impact to, thee root system. Coast redwoods 146 and 147 These two trees are located, adjacent to each other and can be considered a.s a single tree. The diameter ot the mainstem of 146 is 39 inches and the mains~em of I47 is 16.5 inches at four and one half feet above gro. und line. The foliar spread of 146 is 36 feet and 147 is 28 feet, Tree 146 is in excellent health, with excellent structure which equals excellent condition. Tree 147 is in fair health, with fair structure which .equals fair condition. The TPZ is the area within is_ 29.25 feet of 146 and within 12.38 feet of 147. No pruning is necessary. Both trees should be hydraulically irrigated and aerated. Deodar cedar 148 This tree is in fair to average health, . with fair s .t[uctu. re whic. h equals .fa, ir c__ondition. The fair condi_'t_ion _ra.ti..ng is. due to. a. co~-d,O, mlnant l~n.m,~a?j~cr.otcn~ Tlae trunk diameters are 22 and 1I~ roches and the ~onar spreaa is ,~ ~eet. ~ne TPZ is the area within 30 feet of the mainstem of the tree. It appga¢ to ~me th.at the edge 9f the conerete~ for Westmont Avenue will be five to eight t~.t from me .edge of the .m_ ainstem ot the tree. As can be seen from the portion ot the plan in this ~port, i~.-there is a s. oil grade change in this area, there will be significant root loss to the tree. If the street and e[a'b cannot be modified I would suggest removing the tree. A significant portion of the foundatio..n, of tl}.e st..ru~ctur, e on 1.o.t one will .need to.be on pier and grade beam foundation. Piers snoum oe aug .wire hand tools to a depth ot' 18-24 ifiehes below grade. If roots are eneounterecl that are two inches and diameter or 1.arger then the piers should be moved to prevent root damage. A mechanically driven soil auger can be used below the dei~th of 24 inches. The foliar canopy on the house and street side will need to be headed back and/or raised for clearance. California black walnut 149 This tree is in average health with poor structure, which ell_ ua. Is fair. condition. There is a large_s.tem wound which was probably the result ot vehicle, ~ag.e. The diameter or-the mainstem is 19 inches measured at tour ana one na ~ eet above ground line. The foliar spread is 32 feet. This tree is located in what will be the newly widened Westmont Avenue. Recommendations 1. I s_uggest, that an International Society of Arboriculmre (ISA) Certifi~ed . A.rl?onst 0e retained to supervise any excavation below existing graae aha within the TPZ of each tree. Roots damaged during excavation should be pruned and treated per the specifications tound in lifts report. Zankich, Tree survey September 4, 1998 Page 4 2. 1492 Westmont Avenue, Campbell Pruning should be performed by an IS~A .Ce. rtifi~ Arbod. st or .Tree..Worker who is familiar with the ISA Prfining ~uiaednes [see enclosure) ana oe complet, ed before .materials and eqmpment arrive on site. All of the trees to be retained shoitldbe hydraulically irrigated, aerated, fenced and a two to four inch layer of .mu[..c.h applied'within the TPZ. C. ontactors working on site should be familiar w~th how the development of the property will impact the trees (see enclosures). Root Care Recommendations If a tree has, or is expected to have, roots damaged, severed or covered within it's tree protection zone ~t will be considered stressed and should be deep ......... " z ~ e ~mgated prior to constructmn. Irrig.at?n.~.s be. st prov.~ded usm. g .oo e -ty~p. soaker h6ses. They are easily avai[ame at naroware stores aha garoen centers. These hoses dribbre water in_to the ground, providh3, g deep w.atedng~ wh.e.r.ever they are laid down. Where the root zone is. intact, the soaxer nose snoum oe placed at the dripline. Where root destruction has occurred, the hose should be placed over the cut ends of the roots. If left over night, enough water should easily be provided to penetrate 24" .deeja. Depth o.f l~e. ne..tyatio, n should bq eh,e.cked with a sow probe or shovel. Monthly d'figations aui'ing me ory season snoum occur until one year after construction is completed. If any roots over three inches, in_~i~amete, r are severed during any excavation the following procedure should be followea:. _ 1. The roots should be shaded by. imm_e~_'ately cqverin, g.the, en~e ~..ench. wi. th plywood,, or by cov.ering the sides of the trenc~a witr~ I~urlap stteeting ~cept moist with twice a da wett[n_ gs. 2. When ready to backbit, each root should be sere. red cleanly with a handsaw. Where practical, they should be cut back to a side root. Immediately, a plastic bag (or wrap) shguld be placed over this fresh cut, and sec.ured_with3 ~bber band or electrical tape. Shading should be immediately replaced until backfilling occurs. The p_urpose of _tJai. s procedure is to keep. root cambi.um .alive. Thi. s .1.a.y. er of cells pr6du~es all of the new tissues, incmdin~ new roots, thew root mma~s may be produced much sooner using this method. -Recovery time from stress caused by root destruction may be reduced. No roots over th?ce inches in diameter sliould be severe4t, without consulting with an ISA Certified Arborist. Please do not hesitate to call with questions. Gil Mitchell, ASCA ISA Certified Arborist Enclosures: Portion of Grading& Drainage_Plan Construction Can 'Be Deadly to Trees Tree Diagram for Heavy Machinery Operators A Mini-Directory of Tree Protection Techniques Pervious Paving in Root Zones of Sensitive Trees .o¥· CA~ 'O~cHAgO' CITY OF CAMPBELL Community Development Department · Current Planning September 11, 1998 NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, September 22, 1998, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Zankich Construction, Inc. for approval of a Tentative Parcel Map (PM 98-05) to allow the creation of four lots and Site and Architectural Approvals (S 98-12 through S 98-15) to allow the construction of four single-family residences on property located at 1492 Westmont Avenue in an R-l-9 (Single Family Residential) Zoning District. This project is Categorically Exempt. 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 STEVE PIASECKI SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PM 98-05/S 98-12 through S 98-15 Address: 1492 Westmont Avenue 70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department · Current Planning September 1, 1998 Re: PM 98-05/S 98-12 thru S 98-15 - 1492 Westmont Avenue Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meetings: Site and Architectural Review Committee Meeting Date: Tuesday, September 8, 1998 Time: 6:20 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, September 22, 1998 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, · Associate Planner CCi Zankich Construction (Applicant/Property Owner) Loyola Market, Inc. 10281 Imperial Avenue Cupertino, CA 95014 70 North First Street · Campbell, California 95OO8.1423 - TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department August 21, 1998 Grace & Paul Obrien San Tornas Neighborhood Association 1340 Estrellita Way Campbell, CA 95008 Re: Courtesy Notification Pending development applications Dear Mm. & Mr. Obrien: The Community Development Department is currently processing a number of development applications in the San Tornas Neighborhood. Typically most of these applications are considered by the Community Development Director at an adminis~ative hearing or by the Planning Commission at a public hearing when dictated by local ordinances or policies. Notice is provided to surrounding property owners within 300 feet of the project site as is typically provided for hearings. The San Tom_as Policies require the posting of properties for proposed zone changes and general plan amendments and any proposed exceptions of the San Tomas Neighborhood Plan require consideration by the City Council. This referral is provided to you as a representative of the San Tomas Neighborhood Association and as a courtesy to advise the association of various pending development applications. Please find attached the following applications: 1) 3) 4) Tentative parcel map to create four parcels from one existing at the southeast comer of Westmont Avenue and Abbott Avenue. (R-1-9) PM 98-05 1492 Wesmaont Avenue. An exception to the San Tom_as Policy is recommended to provide a pedestrian sidewalk on the east side of Abbott Avenue. The Parcel Map and Site and Architectural Application are scheduled for September 22, 1998 Planning Commission meeting. Tentative parcel map to create two lots from one existing at the northwest comer of Hazelwood Avenue and Pecan Way (R-l-6 Zoning) PM 98-10 721 - Pecan Way August 20, 1998 Administrative heating. Tentative parcel map to create three lot from two lots on Pecan Way. (R-l-6 Zoning) PM 98-09 735-751 Pecan Way- The application is deemed incomplete and has not been scheduled for a hearing. Tentative parcel map and variance to allow a two lot subdivision from one existing lot and a substandard lot within (R-l-8 Zoning) PM 98-11 and V 98-01 337 Bedal Avenue The application is deemed incomplete and has not been scheduled for a hearing.. Tentative Subdivision Map to allow the creation of 7 lots at the southwest comer of Westmont Avenue and Crockett Avenue. The Community Development Director has requested the applicant to prepare development plans for the proposed lots to be considered concurently with the tentative subdivision map. Development plans have not been submitted as of this date.(R-1-6 Zoning) TS 98-02 987-1113 Crockett Avenue. The application is deemed incompleteand has not been scheduled for a hearing. 70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2130 · VaX 408.866.8381 - TDD 408.866.2790 San Tomas Neighborhood Association Referral p~e2 6) Use permit applications for secondary riving units ("granny units") at: a) 550 Chapman Avenue LIP 98-05 b) 1405 Harriet Avenue UP 98-06 7) Zone change from R-M-S to P-D and approval of Planned Development Permit and parcel map to allow the construction of four detached home at the southwest comer of Hacienda Avenue and Capri Avenue. (PD 98- 02, ZC 98-02 & PM 98-06) 700 West Hacienda Avenue Cilfis application has not been scheduled for a hearing) Please contact the undersigned at (408) 866-2144, if you should have any questions regarding these applications. Sincerely, Associate Planner cc: Steve Piasecki, Community Development Director Sharon Fierro, Senior Planner Enclosures: various development applications FINDINGS FOR APPROVAL FOR FILE NO. SITE ADDRESS: APPLICANT: DATE: PM 98-05 1492 Westmont Avenue Zankich Construction August 17, 1998 Findings for Approval for the Tentative Parcel Map The Community Development Director finds with regard to Application No. PM 98-05: The proposed land division of 4 lots, results in a density of 2.7 units per gross acre. This density is consistent with the Low Density Residential (fewer than 4.5 du/gross acre) land use shown on the Land Use Element of the General Plan. 2. The size of each parcel, and its dimensions meet the requirements for the R-l-9 Zone and the standards of the San Tomas Neighborhood Plan. 3. The rectangular shape, and size of the lots, and their pattern, are consistent with those of other lots on in the neighborhood. 4. The proposed land division results in a logical lot pattern. o The project has been reviewed by public agencies, including fire, public works, police, building, and planning, and subject to the recommended conditions of approval meets the City and Fire District requirements. 6. The project qualifies as a Class 15, Categorically Exempt project, per Section 15315 of the California Public Resources Code (California Environmental Quality Act). The proposed is designed and conditioned to accommodate potential future development on adjacent parcels to the south as well the circulation needs of the proposed subdivision. .8. The design and location of the proposed cul-de-sac will accommodate current circulation needs of this subdivision and the other required street improvements are consistent with the San Tomas Area Neighborhood Plan. .. The provision of a sidewalk along the Abbott avenue frontage will provide a pedestrian. connection between this project and neighborhood to the open space facilities south of~ this project. FINDINGS FOR APPROVAL FOR FILE NO. PM 98-05 Page 2 Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: The proposed subdivision is consistent with the General Plan, the Zoning Ordinance, and the Standards of the San Tomas Neighborhood Plan. 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. No substantial evidence has been presented which shows that the project, as presented, and subject to the attached conditions, would have a significant effect upon the environment. No substantial evidence has been presented which shows that the project, as presented and subject to the attached conditions, would have a significant effect on the health, safety, or welfare of the neighborhood or the community. CONDITIONS OF APPROVAL FOR FILE NO. SITE ADDRESS: APPLICANT: PM 98-05 1492 Westmont Avenue Zankich Construction, Inc. 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. 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. PLANNING DEPARTMENT Approved Project: Approval is granted for a Tentative Parcel Map allowing the creation of four (4) single family lots on property located at 1492 Westmont Avenue. The map shall substantially conform to the map prepared by Marvin Kirkeby of Kirkeby Engineering dated May 1998 and received by the Planning Department on July 15, 1998 , except as may be modified by the Conditions of Approval herein. The applicant is required to install street improvements contrary to the San Tomas Neighborhood Area Plan (STANP) to facilitate a pedestrian connection to Fischer Park to the south of the project site and thus is required to obtain approval of a exception to the STANP to allow the installation of a sidewalk, street trees and street lights along the Abbott Avenue frontage. Property Maintenance: The property shall be maintained free of any combustible trash, debris and weeds, until the time that actual construction commences. Ail existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of the final subdivision map. Current fee is ( $8,242.50 x 3 new lots) = $24,727.50 Park Impact Fee: Applicant is advised that a park impact fee is required in addition to the Park In-Lieu Fee and is required prior to occupancy for each single family dwelling constructed on each lot.($10,990 x 4 single family residences)= $43,960 with the following credits (existing residence at $10,990 and payment of park impact fees at $ 24,727.50 resulting in a park impact fee of $8242.50 at building occupancy/final) Building Approval Approval of a Site and Architectural Review Permit by the Planning Commission is required'for any new residences on these parcels. Tree Protection Plan: Prior to the issuance of building permits, demolish permits or grading permits applicant to receive approval of a tree protection and preservation plan. Any trees to be removed will need to be replaced consistent with the WELS Standards and the San Toma~ Area Neighborhood Plan. ' PUBLIC WORKS DEPARTMENT Final Parcel Map: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Final Parcel Map for recordation upon approval by the City. The current plan check fee is $1,060 plus $25 per parcel. Monuments: Prior to recording the Final Parcel Map, applicant shall provide security guaranteeing the cost of setting all monuments shown on the Final Parcel Map. Demolition: Prior to recording of the Final Parcel Map, the applicant must obtain a demolition permit and remove all existing structures. 10. 11. 12. 13. 14. Preliminary Title Report: Prior to recordation of the Final Parcel Map for the site, the applicant shall provide a current Preliminar3, Title Report. Westmont Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map for the site, the property owner shall grant additional right-of-way for public street purposes along the Westmont Avenue frontage to 30 feet from the monument line, and a 20 foot property line radius at the Abbott Avenue intersection. Abbott Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map, property owner shall grant additional right-of-way for public street purposes along the Abbott Avenue frontage sufficient to accommodate the construction of 34 feet of asphalt concrete street pavement with rolled curb and gutter, and a five foot sidewalk with street trees and street lighting at the back of walk. This will require Council's approval of an exception to the San Tornas Area Neighborhood Plan (STANP). In addition, sufficient public street right-of-way for a temporary turn around (with curb and gutter only) shall be dedicated at the terminus of Abbott Avenue. Turn around radius shall be 35 feet. Abbott Avenue Public Service Easement: Prior to recordation of the Final Parcel Map, the applicant shall grant a Public Service Easement 10 feet easterly of the new property line on private property contiguous with the public right-of-way along the Abbott Avenue frontage. Street Improvements: Prior to recordation of the Final Parcel Map, the property owner 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 improvements, as required by the City Engineer. The plans shall include the following: 15. Abbott Avenue 16. 17. 18. · Design of all improvements for the east and west side of Abbott Avenue as described below. · Consmaction of street improvements along the Abbott frontage, including 34 feet of asphalt street pavement, curb and gutter (on the east side only) including edge drains if rolled curbs, storm drain facilities, five foot concrete sidewalk, City standard driveways, and a five foot planting strip at the back of walk with street trees and street lights. · 35 foot radius asphalt concrete turnaround at the southerly terminus of Abbott Avenue. · Removal and replacement of, or minimum 3 inch overlay of existing AC pavement to property line on westerly side of Abbott Avenue. Westmont Avenue · Construction of full street improvements on Westmont Avenue including asphalt sweet pavement, vertical curb and gutter at 18 feet from the monument line, City standard driveways, curb ramps, five foot separated sidewalk, storm drainage facilities, five foot landscape strip, with City standard street trees and street lights. Both Frontages · Installation of all existing and proposed water meters and sewer cleanouts on private proeprty behind new public right-of-way line. · Undergrounding of all utilities along both frontages. · Construction of traffic islands, traffic striping and signing on Abbott Avenue and on Westmont Avenue as directed by the City Engineer. Conforms as needed to match all existing improvements to remain. Soils Report: Prior to issuance of any grading, drainage, or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 2 19. Utilities: The existing on-site overhead cable (TV or telephone) shall be installed underground. 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. Existing utilities at the intersection of Westmont and Harriet AvenUes shall be installed underground as approved by the City Engineer. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility company. 20. Utility Installation Plan: Prior to issuance of building perm/ts, the applicant shall submit a Utility Installation Plan and Schedule for approval by the City Engineer for installation of all utilities and service connections. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations and will also require a pavement restoration plan for approval by the City Engineer prior to any utility installation. 21. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street improvements required by the encroachment permit must be completed and accepted by the City and the applicant must provide a one-year Maintenance Security in an amount of 25% of the Falthf-ul Performance Bond. 22. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. 23. Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall pay the required Storm Drain Area fee. The current fee is $ 2,000 per acre or $ 2,330.00. 24. National Pollution Discharge Elimination System: The applicant shall comply with the Santa Clara Valley Water District (SCVWD) Best Management Practices and Tire 14 of the Campbell Municipal Code concerning storm water pollution prevention. FIRE PROTECTION DISTRICT 25. 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 on-site fire hydrant OR provide an approved residential fire sprinkler system throughout all portions of the building. 26. Fire Apparatus (Engine): Access driveway required: Provide an access driveway with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating mining radius of 36 feet outside and 23 inside, and a maximum slOpe of 15%. Installations shall conform to Fire Department Standard details and Specific~ttions D-I. 27. Fire Department (Engine) Driveway Tm-around Required: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. PUBLIC WORKS - ENGINEERING DIVISION .................. MEMORANDUM TO: FROM: SUBJECT: DATE: Tim Haley, Project Planner Michelle Quinney, City Engineer ~ PM 98-05:1492 Westmont Avenue August 19, 1998 RECEIVED AUG 1 9 1998 CITY ,OF CAUPBELL PLANNING DEPT. Based on the public input received at the Administrative Hearing that was held for this property on Monday, August 17, 1998, we have revised the conditions of approval for PM 98-05 to reflect the potential elimination of the sidewalk, curb, gutter, street trees, and street lighting along the Abbott Avenue frontage of this development. Please substitute the following conditions for conditions of approval numbers 12 and 15 of your August 17, 1998 draft Findings & Conditions of Approval for this application. #12. Abbott Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the Final Parcel Map, property owner shall grant additional right-of-way for public street purposes along the Abbott Avenue frontage. Right of way shall be adequate to include the following within the public right of way: * A 34' wide asphalt street with a 3' shoulder on the east side of the street · A cul-de-sac (temporary until property to the south develops) at the south end of the property with a radius of 30' to edge of pavement plus a 3' shoulder (this may be accomplished by dedication of a public service easement due to the temporary nature of the improvements). Should additional public improvements be approved by Council as an exception to the San Tomas Neighborhood Plan, right of way to be dedicated shall be adequate to include all such public improvements as approved for installation by Council. #15 Abbott Avenue · Design of all improvements for the east and west side of Abbott Avenue as described below · Construction of street improvements along the Abbott Avenue frontage, including: · A 34' wide asphalt street with 3' shoulder on the east side all within in the public right of way · A cul-de-sac at the south end of the property with a radius of 30' to the edge of pavement and a 3' shoulder area all within the public right of way or public service easement · Storm drainage facilities necessary to property convey stormwater to a public storm facility · Removal and replacement of, or minimum 3 inch overlay of existing AC pavement to property line on the westerly side of Abbott Avenue Should additional public improvements be approved by Council as an exception to the San Tomas Neighborhood Plan, design and construction of those improvements will also be required, per City Standards. Also, please use the same Public Works Conditions of Approval for PM 98-05 (as amended above) for the site approval for this development (S98-12, 13, 14, 15). Thanks... let me know if you have any questions. J:LMQ\LD\WESTREV July 27, 1998 CITY OF CAMPBELL Community Development Department · Current Planning NOTICE OF A PUBLIC HEARING Notice is hereby given that the Community Development Director of the City of Campbell has set the hour of 4:30 p.m., on Monday, August 17, 1998, for a Public Hearing in the Planning Conference Room, on the second floor of the Campbell City Hall, at 70 North First Street. The hearing will be to consider the following project: The application of Zankich Construction, Inc., for a Parcel Map (PM 98-05) to create four parcels from a single lot on property located at 1492 Westmont Avenue. This project is Categorically Exempt, under the California Environmental Quality Act. Interested persons may attend this hearing and comment upon the project which is the subject of the hearing. Please be advised that if you challenge in court the nature of any project reviewed at a public hearing, you could be limited to raising only those issues you or someone else raised at the public hearing, or which were raised in written correspondence received prior to the hearing. Any written comments for this hearing regarding the parcel map should be sent to the Community Development Department at 70 North First Street, Campbell, CA 95008, prior to the hearing, or be brought to the hearing. Questions may be addressed to Tim J. Haley, of the Planning Department, at (408) 866-2140. The building and hearing room are wheelchair accessible. Decisions of the Community Development Director may be appealed to the Planning Commission. Appeals must be submitted to the Community Development Department in writing within 10 calendar days of an action by this hearing. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL STEVE PIASECKI SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PM 98-05 Address: 1492 Westmont Avenue 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790 ~.o~' c A,t.t.n O#CH~gO' CITY OF CAMPBELL Community Development Department - Current Planning July 13, 1998 Steve Zankich Zankich Construction, Inc. 10281 Imperial Avenue Cupertino, CA 95014 Re: PM 98-05 1492 Westmont Avenue Completeness Letter Dear Mr. Zankich, The Community Development Department has reviewed the above referenced application for a tentative parcel map to create 4 single family lots at the coroer of Abbott and Westmont Avenues. At this time, the application is deemed incomplete. Prior to scheduling this matter for an administrative public hearing the following information needs to be provided: 1) Signature of the engineer on the application form. 2) Completion of the well information form. 3) Provision of a conceptual roundabout at the intersection Westmont/Harriet/Abbott. 4) Provision of additional information as redlined on the enclosed plans. 5) Photographs of the project site and the surrounding properties. If you should have any questions regarding these items, please contact me at (408) 866-2144. Associate Planner Marvin Kirkeby, Kirkeby Engineering,2397 Forest Avenue, San Jose, CA 95128 Harold Housley, Public Works 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · tAX 408.866.8381 · TDO 408.866.2790 WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY SERVING RESIDENTS OF CITY OF CAMPBELL TOWN OF LOS GATOS CITY OF MONTE SERENO CITY OF SARATOGA UNINCORPORATED AREA June 25, 1998 CiTY OF CAMPBELL pLANNING DEPI, ~ City of Campbell Attn: Tim J. Haley, Associate Planner 70 N. First Street Campbell, CA 95008 Re: PM 98-05, Lands of Zankich Construction, Inc. 1492 Westmont Avenue APN: 403-14-001 Dear Tim: The District has reviewed the plan for the above referenced property and has no objections for the improvements. However, plea~se do not issue any building or plumbing permits until it has been confirmed that the developer has obtained the sewer connection permits from our office. There is an existing six-inch main on Abbot Avenue that is available to service the site. Each single-family residence is required to have its own four-inch diameter building sewer. If you have any questions, please contact Rich Schici at this office. Very truly yours, Robert R. Reid District Manager and Engineer by: Richard Schici Junior Civil Enginee.., 100 East Sunnyoaks Avenue, Campbell, California 95008-6608 Tel: (408) 378-2407 Fax: (408) 364-1821 S A N T A CLARA Valley Transportation Authority June 23, 1998 City of Campbell Community Development Department 70 North First Street Campbell, CA 95008 Attention: Subject: Tim J. Haley, Associate Planner PM 98-05 / Lands of Zankich Construction, Inc. Dem' M.r. Haley: Santa Clara Valley Transportation Authority (VTA) have reviewed the project referenced above for the tentative parcel map to create four residential parcels at 1492 Westmont Avenue. We have the following comments. Currently, VTA operates no bus service on Westmont Avenue adjacent to the project site. However, service is provided by Lines 38 and 60 on Hacienda Avenue and San Tomas Aquino Road, approximately !/2 mile south and east of the project site. To provide residents and visitors of the proposed project with convenient and safe access to existing and future transit service, VTA staff recommend that the City condition the developer to provide the following improvements as part of the project: · A continuous sidewalk along the Westmont Avenue street frontage and · Wheelchair curb ramps at driveways and intersections consistent with Americans with Disabilities Act (ADA) requirements. We appreciate the opportunity to review this project. If you have any questions, please call Lauren Bobadilla of my staff at (408) 321-5776. Environmental Program Manager TDR:LGB:kh 3331 North First Street · San Jose, CA 95134-1906 · Administration 408.321.5555 · Customer Service 408.321.2300 Pacific Gas and Electric Company South Coast Area, Land Rights Office 111 Almaden Boulevard Suite 814 San Jose, CA 95113 June 22, 1998 CITY OF CAMPBELL Tim haley 70 North 1 st Street Campbell, CA 95008 Re: Parcel Map - 1492 Westmont Ave. Your File No PM-98-05 PG&E file No 0541L6-1029 Mr. Haley: Thank you for the opportunity to provide comment to the proposed site review of the property at the above referenced location. PG&E owns and operates a variety of gas and electric facilities which (may be/are) located within the proposed project boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Any tentative subdivision maps should be sent to this office for review and comment. Some examples of activities which could have an impact upon our facilities include 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 or underneath our gas and electric facilities respectively. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Relocation of gas and electric facilities may require long lead times and are not always feasible, and developers are encouraged to consult with PG&E early as possible in their planning stages. Please contact me at 408.282.7546 if you have any questions regarding our comments. We would also appreciate being cOpied on future correspondence regarding this subject as this project develops. Thank you Nicholas C. Arellano Lead Land Technician 5:~DEANZA tMAP_REV~41L61029V6-1029.doc ~.0¥ ' C A't/~O~ O&CHAi~O' CITY OF CAMPBELL Community Development Department June 19, 1998 Referral Agencies Subject: PM 98-05 Lands of Zankich Construction, Inc. 1492 Westmont Avenue APN: 403-14-001 Dear Property Owner: The Community Development Department has received the above referenced tentative parcel map to create four residential parcels at 1492 Westmont Avenue. Please forward any comments to the Community Development Department by July 5, 1998, If you should have any questions regarding this referral, please do not hesitate to contact the undersigned at (408) 866-2144. Sincerely, Tim J. Haley Associate Planner enclosure: Tentative Parcel Map Distribution: Health Department United States Post Office Campbell Union School District PG&E Pac Bell San Jose Water Company West Valley Sanitation District Valley Transportation Agency 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 . TDD 408.866.2790 CITY OF CAMPBELL Public Works Department May 22, 1998 Mr. Marvin Kirkeby Kirkeby Engineering 2397 Forest Avenue San Jose CA 95128 Dear Mr. Kirkeby: This letter is in reference to the development at the comer of Harriet and Westmont Avenues in Campbell being proposed by Zankich Construction. In order to resolve the difficulties posed by an offset intersection and also to improve traffic flow in the area, a roundabout is proposed at the intersection. Attached is a conceptual plan how the roundabout might possibly look. Note that all existing curbs would remain, and that it is likely that part of the southeast comer would have to be removed, but otherwise the alignment of Harriet south of Westmont could remain. The center island probably would be raised while the triangular channelization at each approach could be striping. As the design of roundabouts is a specialized field and it is important that they be properly designed in order to function efficiently and safely, the City is requiring that the applicant utilize a firm that has experience in roundabout design. I contacted Peter Doctors of Ourston and Doctors, which has this necessary experience. He indicated that they frequently work at a distance with local engineering firms by providing necessary .expertise in roundabout design, and I said that this type of involvement would be exactly what would be appropriate in this situation. The firm's address and phone number are as follows: Ourston and Doctors 5290 Overpass Road, Suite 212 Santa Barabara CA 93111 (805)683-1383 FAX:(7805)683-1383 Information that would be useful to them initially would be as follows: Predominant movements are southbound to westbound and eastbound to northbound. Preferable design vehicle is a WB- 40. I can provide traffic volume if it is required. Initially, it is important to establish whether or not a roundabout is feasible at this location. My sense, as I have indicated in the attached drawing, is that it is; but I would like this to be confirmed by someon$ involved in roUndabout decision. At this point, preliminary approval would be provided by the City as part of the application process; and detailed design could proceed after approval. If you have any questions, please give me a call. I am faxing this letter to save some time but 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2150 N~17401~7[~,~.-7~· TO0 408.866.2790 408-376-0958 will send along the original letter. Traffic Engineer CC.' Harold Housley, Land Development Engineer Tim Haley, Planner II, Community Development Steve Zankich, Zankich Construction, Inc. 10281 Imperial Avenue, Cupertino CA 95014 Attachment: Roundabout sketch CITY OF CAMPBELL Community Development Department May 20,1998 Mr. Marvin Kirkeby Kirkeby Engineering 2397 Forest Avenue San Jose, CA 95128 Subject: PA 98-39 1492 Westmont Avenue APN: 403-14-001 Dear Mr. Kirkeby: Thank you for your submittal of a preliminary tentative parcel map for a four lot subdivision on the referenced property. Based upon a review the current zoning and San Tomas Neighborhood development policies it appears that a four lot subdivision is reasonable proposal at this location. The project site is zoned R-1-9 (Single Family Residential) which has a minimum lot size of 9000 square feet and a minimum lot width of 70 feet. Flag lots have a minimum lots size of 9900 square feet exclusive of a minimum 15 foot wide access drive. These development standards appear to satisfied with your proposed layout. The division of the project site will require the processing of a tentative parcel map and the approval of building development plans will require approval of site and architectural application. The parcel map process is administrative and is considered by the Community Development Director and the Site Architectural Application would be considered by the Planning Commission. Public notice is provided for each of these hearings. Generally, the building design should tie into or complement the surrounding neighborhood. A design objective should be to provide visible entrances with single story porch elements. Additionally, it may be helpful to introduce a single story portion to the proposed building design to reduce building massing. The fully improved intersection of Abbott, Harriet and Westmont Avenues creates an offset 'intersection. It is recommended that a traffic circle be investigated to define the traffic movements at this intersection. Please contact Peter Eakland, Traffic Engineer at (408)866-2154 to discuss the design of this circle. 3. The project will be subject to park impact fees. The current fee is $10,990 for any new residential units · constructed on the project site. Seventy five percent of the fee is required at map recordation. 4. Comments from Santa Clara County Fire Department have been enclosed. These comments address ftre access issues as well as water supply issue. The proposed development should accommodate existing mature trees where possible. In the event that trees are removed, it will be necessary to replace these tree consistent with the San Tomas Neighborh°od Plan. 70 North First Street - Campbell, California 95008.1423 - TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790 PA 98-39 1492 Westmont Avenue Page 2 Comments from the Public Works Department were not available at the time of this response. When these comments are received, a copy will be forwarded to your office. A copy of the previous preliminary comments prepared for a tentative subdivision map on this site are enclosed for your information. Questions regarding required slxeet dedications and improvements may be directed to Harold Housley, Land Development Engineer at (408) 866-2158. It is recommended that adjacent property owners be contacted early in the design process, so that their concerns if applicable may be addressed in the subdivision layout. It may be helpful to set up a meeting to go over these comments, please give me a call at your convenience. I may be reached at (408) 866-2144. Sincerely_~..., Tim J. Ha~ Associate Planner enclosure: a) Fire District Comments b) Public Works Memorandum dated 3/9/98 cc: Harold Housley, Land Development Engineer Peter Eakland, Traffic Engineer Wayne Hokanson, S. C. County Fire Department Sharon Fierro, Senior Planner Steve Zankich, Zankich Consmaction, Inc. 10281 Imperial Avenue, Cupertino, CA 95014 Debcor Corporation April 16, 1998 .ff(Vlr. Steve Piasecki Director of Community Development Ms. Michelle Quinney City Engineer City of Campbell 70 N. 1st Street Campbell, CA 95008 Saratoga, CA 95070 (L~0c ~-112913 fax (408)255-0646 Re: 1492 Westmont Avenue Dear Steve and Michelle: Just a note to thank you for the time and effort that you and your staff members put in to help us in trying to formulate a subdivision of five lots on the subject property. Unfortunately, the restrictions and requirements were such that it was impossible to create five lots, even though the gross lot size was over 1.4 acres in an R1-9,000 Zone. As you know, we have tried many, many different combinations and approaches to make this work, but none were acceptable. For this reason, we have terminated our current purchase agreement with the owner. In particular, I would like to thank Tim Haley and Harold Housley for their consideration, ideas and responsiveness. We look forward to finding other properties in Campbell which can be developed into much needed housing stock. Although we have not done anything in Campbell for many years, we find it to be a very good city to work with. Again, thanks for your consideration and we look forward to seeing you in the future. Sincerely, Richard H. Childress President RHC/rt CCi Tim Haley Harold Housley CITY OF CAMPBELL Community Development Department March 30, 1998 Mr. Richard Childress, President Debcor Corporation 12280 Saratoga-Sunnyvale Road, Suite 101 Saratoga, CA 94070 Subject: PA 98-17 1492 Westmont Avenue APN: 403-14-001 Dear Mr. Childress: Thank you for your submittal of a preliminary tentative subdivision map and elevations for a five lot subdivision on the referenced property. 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. Further study of this property and the requirement provided below Please be advised of the following: The project site is zoned R-l-9 (Single Family Residential) which has a minimum lot size of 9000 square feet and a minimum lot width of 70 feet. Lots provided on cul-de-sacs are permitted a minimum width of 60 feet. The division of the project site will require the processing of a tentative subdivision map and the approval of building plans will require approval of site and architectural applications. Both of these procedures require the consideration of these matters at a public hearing before the Planning Commission and the City Council in the case of the subdivision map. 1. Generally, the building design should tie into or complement the surrounding neighborhood. The current design was found to be overly massive. 2. A design objective should be to provide visible entrances with single story porch elements. Additionally, it may be helpful to introduce a single story portion to the proposed building design. 3. The fully improved intersection of Abbott, Harriet and Westmont Avenues creates an offset intersection. It is recommended that a traffic circle be investigated to define the traffic movements at this intersection. The presented plan provides two flag lots from the new extension of Abbott Ave. It is recommended that a partial cul-de-sac be provided in lieu of two flag lots. A partial cul-de-sac needs to provide a 30 foot right of way (20 foot half street plus a 10 foot travel lane) and a partial cul-de-sac with a 76 foot diameter. A fire turnaround will still need to be provided. Additionally, the City will requixe that the remainder portion of the cul-de-sac be plan lined on the parcel to the south of the project site. 5. The project will be subject to park impact fees. The current fee is $I0,990 for any new residential units constructed on the project site. Hopefully, the above comments are helpful in your analysis of this property. 70 North First Street - Campbell, California 95008.1423 - TEL 408.866.2140 - FaX 408.866.8381 · TDD 408.866.2790 DEBCOR - PA 98-17 Page 2 If you choose to pursue the subdivision of this property further, it is recommended that adjacent property owners be contacted early ia the design process so that their concerns may be addressed ia the t'mal subdivision layout. It may be helpful to set up a meeting to go over these comments, please give me a call at your convenience, I may be reached at (408) 866-2144. ~.~~Smcere Tim J. Ha ey, Associate Planner cc: Steve Piasecki, Community Development Director Harold Housley, Land Development Engineer Michelle Quirmey, City Engineer Sharon Fierro, Senior Planner Debcor Corporation 12280Saratoga-SunnyvaleRoad, Suite 101 Saratoga, CA 95070 (408)446-1913 fax (408)255-0646 Lic. 385712 March 19, 1998 City of C~l:~ll 70 North First Street Campbell, CA 95008-1423 Attn: Re: Steve Piasecki 1492 Westmont Avenue - File No PA 98-17 Dear Steve: Thank you for your quick response to our applic~ion for a 5 lot single family subdivision on the subject property. We believe we can develop a project that will be acceptable to the City. There are a couple of points that we need to address, specifically, the street widths and utility undergrounding. Street Widths: Westmont: When we reviewed your plans for Westmont Avenue along our frontage, property lines across from us and storm inlets easterly and on our side of Westmont, it appeared that 45' of the planned 60' width was in place. An additional take of 30' from our side would result in a 75' ROW width along Westmont Avenue. We would hope a lesser take would be required/acceptable. Abbott: It is our understanding that you plan a 40' ROW here. We are assuming that this width will be from the existing ROW on the Westerly side of the street. This would require a take of 24' to 31' from our property. This will work for us. However, if the road is to shift more into our property and the westerly existing ROW vacated to the adjacent property owners, this would present a problem for us. We are currently proposing to dedicate 78% of the width of the future Abbott ROW and we would hope this would be acceptable. Undergrounding: As I am sure you are aware, the amount of stuff in the air at this intersection is significant. We have assumed the pole line which crosses our property would have to go underground. The problem we see is that there are several guy poles at the north west comer of our property that will still be required to hold up all the lines across Westmont and parallel to Westmont Avenue. We believe that in order for the utilities to maintain aerials off our property, they will need one or more guy poles on our property or in a newly dedicated area at the north west comer of our property. If you could allow aedals to exist to the comer of our property, it would work for us. Note: We find there is NO easement for any utilities across our property at this time although a prescriptive easement will probably be claimed if they have been present for over 7 years. At this time we have the property under contract with a feasibility period that has been extended to March 20, 1998. At that time, if a 5 lot subdivision with reasonable improvement requirements cannot be obtained, the owner indicates the properly will probably be sold as an existing home (which will bring almost as much as a subdivision) and no improvements will be made. Realizing the short timing of this matter, we hope you can give us some direction to allow us to make a decision with regard to the purchase and development of this property. We look forward to this and future projects in Campbell which we find to be a very organized and understanding City. · Page 2 Mamh 19, 1998 Attached is a revised plan that will allow us to develop 5 lois with the 30' dedication along Westmont, should you find this is needed. If this layout is acceptable, our Abbott assumptions correct, and you can work with us on the undergmunding, specifically allowing a guy pole to remain at the North Westerly comer of this property, we believe we can make the project work. We am available to meet with you at any time. Thank you for your time and consideration towards these matters. Sincerely, Richard H. President Debcor Corporation 12280 Saratoga-Sunnyvale Road, Suite 101 Saratoga, CA 95070 (408)446-1913 fax (408)255-0646 Lie. 385712 February26,1998 City of Campbell Department of Community Development 70 No. First Street Campbell, CA 95008 Attn: Mr. Tim Haley Re: 1492 Westmont Dear Mr. Haley: Thank you for the assistance you and Mr. Housley provided us earlier regarding our proposed development at the subject address. As you know, we have a very tight schedule for our feasibility study, but we have put together some options as to how we would like to develop the property. We studied numerous plans. The ones that we believe to be the best are submitted for your consideration. Each of the plans shows the square footage of the lots and proposed buildings as well as FAR. You will note that the houses shown on lots 1 through 4 have a similar driveway and garage setup which eliminates having all garage doors and concrete on the front of the homes. This is a plan we developed many years ago and have been quite happy with. There is a subdivision of 22 lots on Imperial Avenue in Cupertino that has many of these homes. I will get some pictures of them for your meeting if it would be helpful. While the footprints look identical, the house elevations and colors vary to the point that they are quite different in appearance. Our subdivision plan, Plan A, has all of the homes facing onto the improved Abbott frontage. It provides for a hammerhead turnaround for the fire department which we hope to discuss with them before your meeting. The one problem with this layout is that the lot widths are reduced to 69 feet at the front of the property vs. approximately 70 feet at the back due to a slight taper in the property rectangle. This assumes that we are providing a 10 t~. dedication fi.om our property on Westmont which seems to line up with the existing storm inlets that have been placed on our side of the street, as well as the property lines further down the street as shown on the Assessor's Map. If, for some reason, you believe it is not feasible to develop the property with 69 fk vs. 70 f~. at the very front of the lot, the alternative plan would be Plan B or D which provides for a cul-de-sac near the end of Abbott for a full turnaround. Since Lot 4 is and in one case Lot 3 are now considered cul- de-sac lots, the frontage requirement of 60 t~. can be easily met and, in fact, is exceeded. If this looks like a reasonable approach, we would like to move forward with the project as quickly as possible due to our short fuse. A further option we did not draw would be on Plan D to place the "flag pole" off the cul-de-sac. Depending on the configuration, we have several plans that will work at Lot 5 on the flag lot. As you can see fi.om the plot of the street that we have shown, there is a slight curve to the furore Abbott. In addition, there is currently more paving in front of the homes across Abbott from us than shown on the fight of way. We · Page 2 February 26, 1998 assume that this would not be available for the street as it is not public land and have allowed for a full 40 ft. right of way, most of which will need to be a dedication from our property. In fact, at the end of Abbott 31 feet of the fight of way comes fi'om our property and only 9 feet fi.om the property across the street. We believe this project can easily comply with your San Tomas Neighborhood Plan. The design and type of homes that we build are very much in keeping with the styles shown in your plan and that we observed driving around the neighborhoods within the plan area. It appears that the infrastructure is in place for all necessary utilities and the only significant effort we see is in the undergrounding of PG&E and a huge telephone cable which appears to cross our property without benefit of an easement. These are all technical things which I'm sure we can work out should you and the committee feel that this is a viable project. Again, thanks very much for expediting this for us so that we may meet our feasibility deadline. If there are any questions at all, please call me or Shannon Paboojian at our offices. Sincerely; Richard H. Childress President RHC/rt