Parcel Map - 2007March 27, 2007
Mr. Brad Gill
1975 Hamilton Avenue, #25
San Jose, CA 95125
Re: Tentative Parcel Map ~ File No.: PLN2007-21
1164 Hazelwood Avenue
Dear Mr. Gill:
At an Administrative Hearing on Monday, March 26, 2007, 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 Thursday, April 5, 2007.
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. PLN2007-21
cc: Velimir Sufic, Mason-Sulic, Civil and Design Consultants, Inc., 2021 The Alameda, Suite 195, San Jose,
CA 95126
Bradley D. Lyon, 10241 Cinnabar Hills Road, San Jose, CA 95120
Jackie Young Lind, Acting Community Development Director
Ed Arango, Public Works Department
Attachment #1
FINDINGS FOR APPROVAL OF PLN2007-21
SITE ADDRESS: 1164 Hazelwood Avenue
APPLICANT: Mr. Brad Gill
DATE: March 26, 2007
Findings for approval of a Tentative Parcel Map to allow the division of one lot into two
residential lots on property located 1164 Hazelwood Avenue.
The Community Development Director finds as follows with regard to File No. PLN2007-
21:
1. The proposed Tentative Parcel Map will result in a density of 4.17 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.
3. The proposed subdivision layout allows for access to natural air and light.
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.
Attachment #1
Page 2 of 2
5. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
P.ttachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-21
SITE ADDRESS: 1164 Hazelwood Avenue
APPLICANT: Mr. Brad Gill
DATE: March 26, 2007
The applicant is hereby notified, as part of this application, that (s)i-ie 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:
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 1164 Hazelwood
Avenue. The Final Parcel Map shall substantially conform to the Tentative Parcel
Map prepared by Mason-Sulic Civil & Design Consultant, Inc., dated February 8,
2007 except as may be 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 per unit is due upon development of the site
based upon a project density of less than 6 units per gross acre. Credit will be given
for the existing single-family residence. Prior to recordation of the Final Parcel Map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
4. Administrative Site and Architectural Approval: Construction of new residences on
these properties will require approval of an Administrative Site and Architectural
Permit pursuant to section 21.42.020 B of the Zoning Ordinance.
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
existing structures shall be demolished.
Attachment #2
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.
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 drip line 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 building permits for the project, the applicant
shall submit a parcel map for recordation upon approval by the City. The current
plan check fee is $3,400 plus $75 per lot, but is subject to change.
9. Demolition: Prior to recording of the parcel map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
10. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant
shall provide security for setting all monuments shown on the map.
11. Public Service Easement: Upon recordation of the parcel map, the applicant shall
provide a ten (10) foot public service easement on private property contiguous with
the public right-of-way along Filbert Way and Hazelwood Avenue. 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. Street Improvements: Prior to issuance of any grading or building permits for the
site, 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. Installation of 2.5 " of asphalt concrete overlay on Filbert Way and Hazelwood
Avenue and also per the street pavement restoration plan for utility installation
and/or abandonment, as required by the City Engineer.
b. Installation of traffic control, stripes and signs.
Attachment #2
Paae 3 of 5
c. Construction of conforms to existing public and private improvements, as
necessary.
13.Additional Street Improvements: Should any new utility main lines or other work
required to service the development affect any public improvements, the City may
add conditions to the development/project, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
14. Water Meter(s) and Sewer Cieanout(s) : Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
15. Soils Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
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 Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
18. 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 the 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.
19. 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 resurfaced within the
previous five years will require boring and jacking for all new utility installations.
Filbert Way and Hazelwood Avenue has not been resurfaced in the last 5 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.
20. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare and 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.
Attachment #2
Paae 4 of 5
21. Grading and Drainage Plan Review Fee: Prior to issuance of any grading or building
permits for the project, the applicant shall pay the Grading and Drainage Plan
Review Fee of $800.00.
22. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall
pay the required Storm Drain Area fee of $2,120.00 per net acre, which is $615.00.
23. Stormwater Poilution 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. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook) by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality. A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
a. Upon submission of the preliminary site/grading plans, the applicant shall
calculate and submit to the City the amount of impervious surface created by the
development including the types of stormwater controls to be used.
b. Prior to issuance of grading or building permits the applicant's designer or
engineer shall submit the required certification indicating that sizing, selection,
and design of treatment BMP's for the project site has been completed to meet
the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision
C.3.
c. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
Attachment #2
Page 5 of 5
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
Prior to occupancy, the applicant shall provide security for the operation and
maintenance of stormwater pollution prevention measures installed or provided as a
part of this project. Prior to recordation of the parcel map the applicant shall sign the
"Covenants for the Operation and Maintenance of Stormwa"ter Facilities" and submit
a stormwater Management Plan.
WEST VALLEY SANITATION DISTRICT OF SANTA CLARA COUNTY
24. Sewer Connection: The applicant will be required to construct a new building sewer
for each of the new lots per district specifications and procedures. Pursuant to
district ordinance, code Section 10.130 "Time of payment of sewer connection and
treatment plant capacity fees prior to the issuance of "Non-Interference" letter for the
recordation of the Final Map,