Extension - Expired - 2008CITY of CAMPBELL
Community Development Department
November 25, 2008
Amir Khojasteh
3001 S. Winchester Blvd, Ste. 6
Campbell, CA 95008
Ite: Extension of Approval
File No: PLN2008-132
705 W. Hacienda Avenue
Dear Mr. Khojasteh,
At its meeting of November 18, 2008, the City Council adopted resolutions approving your
application for an Extension of Approval for a previously approved Planned Development Permit
and Tentative Parcel Map. Pursuant to Conditions of Approval No. 2, the applicant shall sign the
approved set(s) of Conditions of Approval within 30 days of the effective date of City Council
approval. Until the enclosed Conditions of Approval are signed (last page) and returned to the
Planning Division, the aforementioned approvals shall not be valid for any permits sought from
the City. Please sign and return the enclosed Conditions approval no later than December 24,
2008.
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2193 or by email at danielf(a~cityofcampbell.com.
Sincerely,
Daniel Fama
Assistant Planner
encl: Conditions of Approval -Extension of Approval of a Tentative Parcel Map
Conditions of Approval -Extension of Approval of a Planned Development Permit
cc: Jackie C. Young, Acting Community Development Director
CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-132
(EXTENSION OF APPROVAL OF A TENTATIVE PARCEL MAP) PLAi~r~il~G pEFART~~~T
SITE ADDRESS: 705 W. Hacienda Avenue ~! 1 ~ ~~ ~AMPB~LL
~~ G~1. FIRST ST~
APPLICANT: Mr. Amir Khoj asteh
P.C. MEETING: October 28, 2006 ~.AM~'BEk.I„ CA 95~(IS
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 an Extension of Approval (PLN2008-132) of a
previously approved Tentative Parcel Map (PLN2002-94) to create four residential lots and
one common lot on property located at 705 W. Hacienda Avenue. The Tentative Parcel Map
shall substantially conform to the Tentative Parcel Map prepared by Survey Construction
Staking Co., Inc. and stamped as received by the Planning Division on October 8, 2008
except as maybe modified by the conditions of approval herein.
2. Declaration of Acceptance of All Conditions: Within thirty (30) days of the effective date of
City Council approval, the applicant shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the approved Tentative Parcel Map shall not be
valid for any permits sought from the City.
3. Supersession of Previous Conditions of Approval: The Conditions of Approval specified
herein shall supersede all and any previous Conditions of Approval specified by previous
approvals and extensions.
4. Approval Expiration: The Extension of Approval of the Tentative Parcel Map is for a period
of one year, until October 15, 2010. Failure to record the Parcel Map before this date shall
render the Tentative Parcel Map void. Applicant is informed that pursuant to the California
Subdivision Map Act a Tentative Map may only be extended a maximum of six years beyond
the original approval period. Therefore, the Extension of Approval granted herein shall be the
last Extension of Approval granted by the City of Campbell.
5. Park Impact Fee: The applicant shall pay the current park impact fee, based on a density
range of six to thirteen units per gross acre, for the development of the site. Credit shall be
given for any existing single-family residence to be demolished. Prior to recordation of the
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Parcel Map, 75% of this fee is due and the remaining 25% is due prior to issuance of a
certificate of building occupancy.
6. Demolition of Structures: Prior to recordation of the Parcel Map the applicant shall obtain a
building permit for the demolition of all non-conforming structures.
7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site or on adjacent lots that are impacted by the project, 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.
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).
9. Covenants, Codes and Restrictions (CC& R's): Prior to recordation of the Parcel Map, the
applicant shall submit for review and approval by the City a copy of the draft CC& R's
which shall include the following:
a. Formation of a Homeowner's Association;
b. Continued architectural controls to ensure the architectural integrity of the project,
including a provision that ensures that shared building walls and roofs are repaired,
repainted, and/or replaced as necessary;
c. Definition of common areas to be maintained and provision of maintenance for these
areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas;
e. Provision for the availability of interior garage space for the parking of two vehicles at
all times; and
f. Provision to prohibit the use of outside parking spaces for storage purposes, including
boats, trailers, and recreational vehicles.
PUBLIC WORKS DEPARTMENT
10. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall pay
the difference between the previous 2005 parcel map fee and the current parcel map fee. A
new updated parcel map shall be prepared by a registered surveyor or civil engineer and
signed off by the appropriate signatories. 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.
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11. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a
current (within the past 6 months) Preliminary Title Report.
12. Public Service Easement: Upon recordation of the parcel map, the applicant shall grant a 10
foot public service easement on private property contiguous with the public right-of--way
along the Hacienda Avenue 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.
13. Private Easements: Upon recordation of the parcel map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
14. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
15. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall
provide a cash deposit for setting all monuments shown on the map. Monuments shall be set
per section 20.76.010 of the Campbell Municipal Code.
16. 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.
17. Grading and Draina eg Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. Prior to occupancy, the design engineer shall provide written certification that the
development has been built per the engineered grading and drainage plans.
18. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the
required Storm Drain Area fee, currently set at $2,385 per net acre, which is $822.
19. 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,
unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Installation of City approved street trees, turf and irrigation as required.
Page 4 of 6
d. Installation of City standard curb, gutter, detached sidewalk and ADA compliant
driveway approach. Modifications of said improvements will be required to
preserve the existing 30 inch diameter cedar tree.
e. Installation of engineered structural pavement section to centerline, as required by
the City Engineer.
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 streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, stripes and signs.
i. Construction of conforms to existing public and private improvements, as
necessary.
20. Maintenance of Landscaping Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
21. 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.
22. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of--way
line.
23. 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.
24. 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. Hacienda Avenue has not
been reconstructed or overlaid 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.
25. 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
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apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric
and all other utility work.
26. Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements, the
City may add conditions to the development/project/permit, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the City.
27. 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. 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.
Upon submission of the tentative parcel map, 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. The applicant shall submit preliminary sizing and design
showing Stormwater controls meet the City's requirements.
Prior to recordation of the parcel map:
a. 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.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. 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:
1. The stormwater management facilities were constructed in compliance with
the approved plans.
Page 6 of 6
2. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
b. The applicant shall provide security for the operation and maintenance of stormwater
pollution prevention measures installed or provided as a part of this project.
The applicant shall also comply with any other or new conditions as required by the City
of Campbell's most current NPDES permit.
28. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building
permit signoff 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.
PLr'~"'^IiNG ~EPgRT~~lE1V~!
Ac wledged & Accepted:
CI,Y 0~ C1~iViPBEII
-~ /Z /G oO 70 ,~, ~-1RST ST.
it xho~ set Date CAMPBELL, CA 95008