Loading...
PC Res 3688 RESOLUTION NO. 3688 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMMENDING APPROVAL OF A TENTATIVE PARCEL MAP (PLN2004-110) FOR A TWO-LOT SUBDIVISION ON PROPERTY OWNED BY MR. JACK BATES LOCATED AT 1819 W. HACIENDA AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. HAMID ADLPARVAR, ON BEHALF OF MR. JACK BATES. FILE NO.: PLN2004-110. 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 PLN2004-11 0: 1. The proposed Tentative Parcel Map will result in a density of four units per gross acre, which is consistent with the General Plan land use designation of Low-Medium Density Residential (6-13 units per gross acre). 2. The proposed Tentative Parcel Map is consistent with the P-D (Planned Development) Zoning District and the San Tomas Area Neighborhood Plan. 3. The proposed subdivision layout allows access to natural air and light. 4. Each new lot created has adequate access to a public right-of-way. 5. The proposed front lot (Lot A) is 8,998 square feet and is 65 feet wide. 6. The proposed rear flag lot (Lot B) is 8,309 square feet exclusive of the required 15- foot wide access driveway and 10,385 square feet with the access driveway. The proposed lot width for Lot B is 80 feet. 7. 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. 8. 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. Planning Commission Resolution No. 3688 PLN2004-110 -- 1819 W. Hacienda Avenue Recommending Approval of a Tentative Parcel Map Page 2 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. 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. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Tentative Parcel Map (PLN2004-110) to allow for a two-lot subdivision on property owned by Mr. Jack Bates located at 1819 W. Hacienda Avenue in a P-D (Planned Development) Zoning District. 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 Planning Division: 1. Approved Proiect: Approval is granted for a Tentative Parcel Map for a two lot subdivision on property located at 1819 West Hacienda Avenue. The Tentative Parcel Map shall substantially conform to the Tentative Parcel Map prepared by SMP Company and stamped as received by the Planning Division on September 22, 2005, except as may be modified by the conditions of approval herein. Planning Commission Resolution No. 3688 PLN2004-110 -- 1819 W. Hacienda Avenue Recommending Approval of a Tentative Parcel Map Page 3 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of final City Council 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 any existing single-family residence if the residence is demolished less than two years prior to the payment of the required park impact fee. 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 demolition permit from the Building Division for the demolition of all non- conforming structures. 5. Recordation of Parcel Map: The Planned Development Permit approval is contingent upon recordation of the Parcel Map to divide the subject property. The Parcel Map shall be recorded prior to the issuance of building permits for the project. 6. 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). PUBLIC WORKS DEPARTMENT 7. 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. 8. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 9. 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. 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, and the design engineer shall submit as-built drawings to the City. 11. Maintenance of Landscapinq: 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 Planning Commission Resolution No. 3688 PLN2004-110 -- 1819 W. Hacienda Avenue Recommending Approval of a Tentative Parcel Map Page 4 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. 12. Water Meter(s) and Sewer C!eanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on priyate property behind the public right-of-way line. 13. 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. 14. 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. 15. 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. 16. 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. West Hacienda Avenue has not been reconstructed or oyerlaid 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. 17. Gradinq and Drainaqe 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. 18. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the most current Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $954.00. Planning Commission Resolution No. 3688 PLN2004-110 -- 1819 W. Hacienda Avenue Recommending Approval of a Tentative Parcel Map Page 5 19. 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. 20. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remoye any nonconforming structures. 21. 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. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, coyers, etc. will be allowed in the sidewalk area. Remoyal of existing pavement structural street section to centerline. Installation of City approved street trees at 30 feet on center and landscaping turf. b. c. d. e. Installation of City standard curb, gutter, and sidewalk and ADA compliant driyeway approaches. Installation of new engineered pavement structural section to centerline, as required by the City Engineer. Installation of asphalt concrete oyerlay per street payement restoration plan for utility installation and/or abandonment, as required by the City Engineer. f. g. Planning Commission Resolution No. 3688 PLN2004-110 -- 1819 W. Hacienda Avenue Recommending Approval of a Tentative Parcel Map Page 6 h. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. Installation of traffic control, stripes and signs. Construction of conforms to existing public and private improvements, as necessary. I. J. PASSED AND ADOPTED this 25th day of October, 2005, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, and Roseberry None None None Ebner, Francois, Gibbons, Rocha NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: j ATTEST: ~ y~ ./" Sharon Fierro, Secretary