Tentative Parcel Map - 2005October 24, 2005
Mr. Kenneth Connors
CRW Development Inc.
3750-B Charter Park Drive
San Jose, CA 95136
Re: Tentative Parcel Map
File No.: PLN2005-00130
802 W. Sunnyoaks Avenue
Dear Mr. Connors
At an Administrative Hearing on Wednesday, October 19, 2005, the Community Development
Director conditionally approved a Tentative Parcel Map to allow the division of one lot into two
residential lots 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 Monday, October 31, 2005.
If you should have any questions, please do not hesitate to contact me at (408) 866-2142.
Sincerely,
~~
Melinda M. Denis
Planner I
encl: Findings and Conditions of Approval for File No. PLN2005-00130
cc: Alredo Andrade, SMP Engineers, 1534 Carob Lane, Los Altos, CA 94024
Sharon Fierro, Community Development Director
Ed Arango, Public Works Department
Ryan Rucker, County Fire Department
7G IVorc~', ?~irst S~r°et ~ '_am~oei, .:aliro±nia 95008-I436 ~ Te~_ 408.866.214E ~ Fa>: 408.866.838! ~ Tor, 408.866.2790
FINDINGS FOR APPROVAL OF PLN2005-130
SITE ADDRESS: 802 W. Sunnyoaks Avenue
APPLICANT: Mr. Kenneth Connors
DATE: October 19, 2005
Findings for recommending_approval of a Tentative Parcel Map to allow the division of one lot
into two residential lots on property located at 802 W. Sunnyoaks Avenue.
The Community Development Director finds as follows with regard to File No. PLN2005-130:
1. The proposed Tentative Parcel Map will result in a density of 4.5 units per gross acre, which
is consistent with the General Plan land use designation of Low Density Residential (less
than 6 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-1-6 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
Paee 2 of 2
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-130
SITE ADDRESS: 802 W. Sunnyoaks Avenue
APPLICANT: Mr. Kenneth Connors
DATE: October 19, 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 Project: Approval is granted for a Tentative Parcel Map to allow the division of
one lot into two residential lots on property located at 802 W. Sunnyoaks Avenue. The
Parcel Map shall substantially conform to the Tentative Parcel Map prepared by SMP
Engineers, LLC and dated as received by the Planning Division on September 8, 2005,
except as maybe modified by the conditions of approval herein.
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, based on a density range of less than six units per gross
acre, is due upon development of the site. Credit shall be given for the existing single-family
residence 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 of Structures: Prior to recordation of the Parcel Map the applicant shall obtain a
building permit for the demolition of all structures.
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
existing structures shall be secured by having windows boarded up and doors sealed shut, or
demolished or removed from the property.
6. Trees: No trees are approved to be removed as part of this project. Any trees proposed for
removal as part of future site improvements are subject to the provisions of the City's Tree
Protection Regulations. Any protected trees to be removed shall be replaced in accordance
with the requirements of the Tree Protection Regulations.
Attachment #2
Pa eg 2 of 4
7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the dripline of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits.
PUBLIC WORKS DEPARTMENT
8. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a parcel map for recordation upon approval by the City, pay various
fees/deposits and submit the map in a digital format acceptable to the City.
9. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a
current (within the past 6 months) Preliminary Title Report.
10. Right-of-Way for Public Street Purposes: Upon recordation of the parcel map, the applicant
shall fully complete the process to cause additional right-of--way to be granted in fee for
public street purposes along the W. Sunnyoaks Avenue frontage to accommodate 30 foot half
street width. The applicant shall submit the necessary documents for approval by the City
Engineer, process the submittal with City staff's comments and fully complete the right-of-
way process. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
11. Public Service Easement and Sidewalk Easement: Upon recordation of the parcel map, the
applicant shall grant a 5' public service easement on private property contiguous with the
public right-of--way along the W. Sunnyoaks frontage. The applicant shall cause all
documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the
City's review and recordation.
12. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall
provide security for setting all monuments shown on the map. Monuments shall be set per
section 20.76.010 of the Campbell Municipal Code.
13. Street Improvements: Prior to recordation of the parcel map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be prepared by
a registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the new and existing public right of way.
Attachment #2
Pa eg_ 3 of 4
b. Relocation of all existing utilities including utility boxes, covers, poles, fire hydrants, etc.
outside of sidewalk- area. No utility boxes, covers, poles, fire hydrants, etc. will be
allowed in the sidewalk area.
c. Removal of existing driveway approach, sidewalk, curb and gutter.
d. Installation of City approved street trees at 30 feet on center.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
f. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
g. Installation of traffic control, stripes and signs.
h. Construction of conforms to existing public and private improvements, as necessary.
14. 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, and the design
engineer shall submit as-built drawings to the City.
15. Maintenance of Landscaping: Owners(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, bit is not
limited to: trees, lawn, plantings, irrigation, etc. Threes shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
16. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
17. Utility Coordination Plan: Prior to recordation of the parcel map, the applicant shall submit a
utility coordination plan and schedule for approval by the City Engineer for installation
and/or abandonment of all utilities. The plan shall clearly show the location and size of all
existing utilities and the associated main lines; indicate which utilities and services are to
remain; which utilities and services are to be abandoned, and where new utilities and services
will be installed. Joint trenches for new utilities shall be used whenever possible.
18. 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. W. Sunnyoaks Avenue has
been reconstructed or overlaid in the last S years. The pavement restoration plan shall
indicate how the street pavement shall be restored following the installation or abandonment
of all utilities necessary for the project.
19. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the
required Storm Drain Area fee, currently set at $2,120 per net acre, which is $778.00.
Attachment #2
Page 4 of 4
20. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
WEST VALLEY SANITATION DISTRICT
21. The applicant shall construct a new sewer lateral for both parcels. In addition, all applicable
fees must be paid prior to the recordation of the final map.
SBC - RIGIIT OF WAY DEPARTMENT
22. The applicant shall provide a public utility easement along the east and south property lines.