Parcel Map - 2002Date: June 20, 2005
From:
In response to your referral, the Plamring Division has the following comments regarding the recordation of
a final map for the subdivision proposed on the subject property:
Final Map:
1. Payment of a park dedication fee as follows:
Park Dedication:
Final Map (2 new lots x $10,990) x .75 = $16,485.00 Park Dedication Fee at Final Map:
At building final or occupancy (3 x $10,990) = $32,970 with a credit for payment of park dedication
fees of $ 16,485.00 and a $10,990 credit for the existing lot and residence resulting in a park impact
fee of $ 5,495.00 at building rmal/occupancy.
cc: GeoffBradley, Senior Planner
Ed Arango, Associate Engineer
April 11, 2005
Ms. Emily Chen
21009 Seven Spring Parkway
Cupertino, CA 94014
Re: Tentative Parcel Map
File No.: PLN2002-20
1786 Regina Way
Dear Ms. Fong:
At an Administrative Hearing on Monday, April 11, 2005, the Community Development
Director conditionally approved a Tentative Parcel Map to create three lots from one existing lot
on the above referenced property. This approval is based upon the attached findings and is
subject to the attached conditions of approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 :00
p.m. on Thursday, April 21, 2005.
If you should have any questions, please do not hesitate to contact me at (408) 866-2144.
Sincerely,
Tim J. Haley
Associate Planner
encl: Findings and Conditions of Approval for File No. PLN2002-20
cc: SMP Company, Civil Engineers, 1534 Carob Lane, Los Altos, CA 94024
Sharon Fierro, Community Development Director
Ed Arango, Public Works Department
Ryan Rucker, County Fire Department
.~
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
PLN2002-20
Chen, E.
Administrative Public Hearing to consider the application of Ms. Emily
Chen to allow the creation of three lots from an existing lot on property
owned by Emily Chen located at 1786 Regina Way in an R-I-9 (Single
Family Residential - 9,000 square foot minimum lot size) Zoning
District.
STAFF RECOMMENDATION
That the Community Development Director take the following action:
1. Approve the Tentative Parcel Map (PLN2002-20) to allow the creation of three lots from
one existing lot, incorporating the attached findings and subject to the attached conditions of
approval.
ENVIRONMENTAL DETERMINATION
This project is Categorically Exempt under Section 15315, Class 15, of the California
Environmental Quality Act (CEQA) pertaining to the division of property in urbanized areas into
four or fewer parcels when the division is in conformance with the City's General Plan and
Zoning Code; therefore, no environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
37,588.7 square feet (0.8629 acres)
34,295 square feet (0.58 acres)
Project Density:
3.48 units per gross acre
Lot 1:
Lot 2:
Lot 3:
9,038.4 square feet
10,846 square feet + 1,825 square foot driveway
9,920 square feet + 2,665.6 square foot driveway
Total:
34,295 square feet
Adjacent Land Uses
North:
South:
East:
West:
Single Family Residential
Single Family Residential
Single Family Residential
Single Family Residential
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a tentative parcel map to allow the
creation of three residential lots from one existing residential lot located at 1786 Regina Way.
The proposed lot configuration consists of one standard lot (Lot 1) having frontage along Regina
Way and two flag-lots (Lot 2 and Lot 3).
Staff Report - Administral.ue Hearing of April 11, 2005
PLN2005-020 - 1786 Regina Way
Page 2 of3
Background: The property is currently developed with a single-family residence and two
accessory buildings that would be removed with the recordation of the parcel map. Development
of new residences on these properties will require approval of a Site and Architectural Review
Permit by the Planning Commission.
Propertv Description: The subject properties are located on the south side of Regina Way,
between Harriet Avenue and Del Loma Drive. The property is surrounded on all sides by single-
family residences.
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 proposed project will result in a
density of 3.48 units per gross acre, which is consistent with the General Plan land use
designation.
Zoning Designation: The subject property is zoned R-I-9 (Single Family Residential, 9,000
square foot minimum lot size). The R-I-9 Zoning District requires a minimum net lot area of
9,000 square feet, and a minimum lot width of 70 feet for standard lots. Flag lots in this zoning
district require a minimum lot area of 9,900 square feet, exclusive of a 15-foot wide access way.
The three proposed lots satisfy the area, width, and access standards of the R-I-9 Zoning District
and the San Tomas Area Neighborhood Plan (STANP).
Subdivision Design.: The proposed Tentative Parcel Map creates one standard lot and two flag
lots from the existing one. Section 20.16.030 of the Campbell Municipal Code requires that new
lots meet all the requirements of the zoning district within which they are located. However, the
flag lots shall have an additional lot area which exceeds the lot area requirement by ten percent,
exclusive of any access to a public street. Access to the public street for a flag lot shall not be
over an easement but over land under the same ownership as that of the flag lot and such access
shall have a minimum width of 15 feet.
The front lot (Lot 1) is required to be a minimum of 9,000 square feet with a minimum lot width
of 70 feet. The rear flag lots (Lot 2 and Lot 3) are required to be a minimum of 9,900 square
feet, exclusive of the required 15-foot wide access driveway. The proposed Tentative Parcel
Map indicates that all three lots meet the minimum lot size, lot width, and access requirements of
the R-I-9 Zoning District, STANP, and the Subdivision and Land Development Ordinance.
Site and Architectural Review: A Site and Architectural Review Permit will be required for the
approval of residences on these properties. The proposed residences will need to be reviewed and
approved by the Planning Commission and shall comply with the San Tomas Area
Neighborhood Plan.
Attachments:
1. Recommended Findings for PLN2002-20
2. Conditions of Approval for PLN2002-20
3. Tentative Parcel Map
4. Location Map
Staff Report - Administralue Hearing of April 11, 2005
PLN2005-020 - 1786 Regina Way
Prepared by:
Approved by:
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Tim J. Hal , Associate Planner
Page 3 of3
Attachment # 1
FINDINGS FOR APPROVAL OF PLN2002-20 (TENTATIVE PARCEL MAP)
SITE ADDRESS:
APPLICANT:
DATE:
1786 Regina Way
Emily Chen
April 11, 2005
Findings for recommending approval of a Tentative Parcel Map to allow the creation ofthree
lots from an existing lot on propertv located at 1786 Regina Way.
The Community Development Director finds as follows with regard to File No. PLN2002-20:
1. The proposed Tentative Parcel Map will result in a density of3.48 units per gross acre, which
is consistent with the General Plan land use designation of Low Density Residential (less
than 4.5 units per gross acre).
2. The proposed Tentative Parcel Map is consistent with the development standards (including
lot size and minimum lot width) of the R-I-9 Zoning District and the San Tomas Area
Neighborhood Plan.
3. The proposed subdivision layout allows for access to sunlight.
4. Each new lot created has adequate access to a public right-of-way.
5. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and
Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority, and
the Santa Clara Valley Water District. None of these agencies raised any concerns about
providing services to the lots.
6. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor
Land Divisions) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Community Development Director further finds
and concludes that:
1. The proposed Tentative Parcel Map is consistent with the City's General Plan and Zoning
Ordinance.
2. The proposed Tentative Parcel Map does not impair the balance between the housing needs
of the region and the public service needs of its residents and available fiscal and
environmental resources.
3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities.
4. The proposed development will aid in the harmonious development of the immediate area.
5. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
Attachment # 1
Page 2 of2
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-20 (TENTATIVE PARCEL
MAP)
SITE ADDRESS:
APPLICANT:
DATE:
1786 Regina Way
Emily Chen
April 11, 2005
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Tentative Parcel Map to create three lots from
one existing lot on property located at 1786 Regina Way. The Parcel Map shall substantially
conform to the Tentative Parcel Map prepared by SMP Company and dated January 18,
2005, except as may be modified by the conditions of approval herein.
The project site is located in an R-I-9 (Single-family) Zoning District. Proposed residences
on these lots will require approval of a Site and Architectural Review Permit by the Planning
Commission.
2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years
from the date of approval, unless an extension is granted prior to the expiration date.
3. Park Impact Fee: A park impact fee of $10,990 per unit developed at a density range of less
than six units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. Credit in the amount of $10,990 shall be given for any existing
single-family residences to be demolished. Prior to recordation of the Parcel Map, 75% of
this fee is due. The remaining 25% is due prior to issuance of a certificate of building
occupancy.
4. Demolition and Modification of Structures: Prior to recordation of the Parcel Map the
applicant shall obtain a building permit for the demolition of all structures and protection of
retained trees.
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All non-occupied
Attachment #2
Page 2 of3
existing structures shall be secured by having windows boarded up and doors sealed shut, or
demolished or removed from the property.
PUBLIC WORKS DEPARTMENT
6. Final Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a final map for review by the City and recordation, upon approval by
the City Council. The current plan check fee is $2,400 plus $35 per parcel.
7. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide
a current Preliminary Title Report.
8. Private Easements: Upon recordation of the final map, the applicant shall cause private
easements to be recorded for: private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
9. Monumentation for Final Map: Prior to recordation of the final map, the applicant shall
provide security for setting all monuments shown on the map.
10. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required Street Improvements installed and accepted by the City.
11. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s)
shall be installed on private property behind the public right-of-way line.
12. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
13. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
14. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
15. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation
or abandonment. Streets that have been reconstructed or overlaid within the previous five
years will require boring and jacking for all new utility installations. Regina Way was
rubber cape sealed in 2002/03. The pavement restoration plan shall indicate how the street
-
Attachment #2
Page 3 of3
pavement shall be restored following the installation or abandonment of all utilities
necessary for the project.
16. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a ten-year storm frequency,
prepare an engineered grading and drainage plan, and pay fees required to obtain necessary
grading permits. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
17. Storm Drain Area Fee: Prior to recordation of the final map, the applicant shall pay the
required Storm Drain Area fee of$2,318.00 per net acre, which is $1808.00.
18. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater runoff
to the bay.
Resources to achieve these objectives include Storm water Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Storm water Quality Protection ("Start at the Source") by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
19. Covenants. Conditions. and Restrictions: Provide copies ofCC&Rs for review by the City
prior to recordation of the final map and CC&Rs.
20. Demolition: Prior to recording of the final map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
FIRE DEPARTMENT
21 Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division all applicable construction permits.