PC Res 3625
RESOLUTION NO. 3625
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A TENTATIVE PARCEL
MAP (PLN2004-157) TO CREATE TWO LOTS ON PROPERTY
OWNED BY MR. MIKE PAYDAR LOCATED AT 1408 CAPRI
DRIVE IN AN R-1-10 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. MIKE PAYDAR. FILE NO.
PLN2004-157.
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 PLN2004-157:
1. The proposed Tentative Parcel Map will result in a density range between 2.9 and 3.2 units
per gross acre, which is consistent with the General Plan land use designation of Low
Density Residential (less than 3.5 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-1-10 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 Planning Commission 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.
Planning Commission Resolution No. 3625
PLN2004-157 - 1408 Capri Drive -- Tentative Parcel Map
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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.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Tentative
Parcel Map (PLN2004-157) to create two lots on property owned by Mr. Mike Paydar located at
1408 Capri Drive, subject to the following conditions:
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 item under review. 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
Plannini! Division:
1. Approved Project: Approval is granted for a Tentative Parcel Map to create two lots from
one existing lot on property located at 1408 Capri Drive. The Parcel Map shall substantially
conform to the Tentative Parcel Map prepared by TS Civil Engineering, Inc. and dated as
received by the Planning Division on December 22, 2004, 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 of $10,990 per unit developed at a density range ofless
than six units per gross acre is due upon development of the site. Credit in the amount of
$10,990 shall be given for any 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 and Modification of Structures: Prior to recordation of the Parcel Map the
applicant shall obtain a building permit for the demolition of all non-conforming structures.
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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 secured by having windows boarded up and doors sealed shut, or demolished or
removed from the property.
6. 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. 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. 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.
Dundin!! Division:
7. Permits Required: A building permit application shall be required for each proposed new
living unit/structure. The building permit shall include Electrical/PlumbinglMechanical fees
when such work is part of the permit.
8. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
10. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
11. Soils Report: The applicant shall submit two copies of a current soils report containing
foundation and retaining wall design recommendations, prepared to the satisfaction of the
Building Official, with the building permit application. This report shall be prepared by a
licensed engineer specializing in soils mechanics.
12. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
13. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
Planning Commission Resolution No. 3625
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prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
15. Special Inspections: When a special inspection is required by D.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
16. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24 inches by 36 inches) is available at the Building
Division service counter.
17. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
18. Construction Fencing: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
19. Project Approvals: The project requires the following agency approval prior to issuance of
the building permit:
c.
c.
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Air Quality Management District (Demolitions Only)
School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
a.
b.
Planning Commission Resolution No. 3625
PLN2004-157 - 1408 Capri Drive -- Tentative Parcel Map
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Note: To determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has
approved the building permit application.
PUBLIC WORKS DEPARTMENT
20. 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
$2,400 plus $35 per lot.
21. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a
current Preliminary Title Report.
22. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall
provide security for setting all monuments shown on the map.
23. 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.
24. 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.
25. 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.
26. 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.
27. 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. Streets that have been resurfaced within the
previous five years will require boring and jacking for all new utility installations. Capri
Drive was resurfaced with rubber cape seal in FY 200312004. Applicant shall also prepare
pavement restoration plans for approval by the City Engineer prior to any utility installation
or abandonment.
28. 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.
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29. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the
required Storm Drain Area fee of $2,060.00 per net acre which is $534.00 for Lot # 1 and
$696.00 for Lot # 2.
30. 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 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.
31. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition
permit and remove any nonconforming structures.
PASSED AND ADOPTED this 25th day of January, 2005, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Rocha and Roseberry
None
Gibbons
None
ATTEST:
APPROVED: ~~ ~..
Bob Alderete, Acting Chair