PC Res 3181RESOLUTION NO. 3181
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL, APPROVING A TENTATIVE PARCEL MAP TO
ALLOW THE CREATION OF FOUR RESIDENTIAL LOTS ON PROPERTY
LOCATED AT 1492 WESTMONT AVENUE IN AN R-l-9 (SINGLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF
ZANKICH CONSTRUCTION. FILE NO. PM 98-05.
After notification and public heating, 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 PM 98-05:
The proposed land division of 4 lots, results in a density of 2.7 units per gross acre. This
density is consistent with the Low Density Residential (fewer than 4.5 du/gross acre)
land use shown on the Land Use Element Map of the General Plan.
The size of each parcel, and its dimensions meet the requirements for the R-l-9 Zone and
the standards of the San Tomas Area Neighborhood Plan.
o
The rectangular shape, and size of the lots, and their pattern, are consistent with those of
other lots in the neighborhood.
4. The proposed land division results in a logical lot pattern.
The project has been reviewed by public agencies, including fire, public works, police,
building, and planning, and subject to the conditions of approval, meets the City and Fire
District requirements.
o
The project qualifies as a Class 15, Categorically Exempt project, per Section 15315 of
the California Public Resources Code (California Environmental Quality Act).
The proposed subdivision is designed and conditioned to accommodate potential future
development on adjacent parcels to the south as well the circulation needs of the
proposed subdivision.
o
The design and location of the proposed cul-de-sac will accommodate current circulation
needs of this subdivision and the other required street improvements are consistent with
the San Tomas Area Neighborhood Plan.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
The proposed subdivision is consistent with the General Plan, the Zoning Ordinance, and
the development standards of the San Tomas Neighborhood Plan.
Planning Commission Resolution No. 3181
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The proposed subdivision 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.
o
No substantial evidence has been presented which shows that the project, as presented,
and subject to the attached conditions, would have a significant effect upon the
environment.
No substantial evidence has been presented which shows that the project, as presented
and subject to the attached conditions, would have a significant effect on the health,
safety, or welfare of the neighborhood or the community.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance 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. 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:
Approved Project: Approval is granted for a Tentative Parcel Map allowing the creation
of four (4) single family lots on property located at 1492 Westmont Avenue. The map
shall substantially conform to the map prepared by Marvin Kirkeby of Kirkeby
Engineering dated May 1998 and received by the Planning Department on July 15, 1998,
except as may be modified by the Conditions of Approval herein.
Property Maintenance: The property shall 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.
o
Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of
the final subdivision map. Current fee is ( $8,242.50 x 3 new lots) = $24,727.50
Park Impact Fee: Applicant is advised that a park impact fee is required in addition to
the Park In-Lieu Fee and is required prior to occupancy for each single family dwelling
constructed on each lot.($10,990 x 4 single family residences)= $43,960 with the
following credits (existing residence at $10,990 and payment of park impact fees at
$ 24,727.50 resulting in a park impact fee of $8242.50 at building occupancy/final)
o
Building Approval Approval of a Site and Architectural Review Permit by the Planning
Commission is required for any new residences on these parcels.
Planning Commission Resolution No. 3181
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Tree Protection Plan: Prior to the issuance of building permits, demolition permits or
grading permits, applicant to receive approval of a tree protection and preservation plan.
Any trees to be removed shall be replaced consistent with the WELS Standards and the
San Tomas Area Neighborhood Plan.
PUBLIC WORKS DEPARTMENT
7. Final Parcel Map: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Final Parcel Map for recordation upon approval by the City. The
current plan check fee is $1,060 plus $25 per parcel.
o
Monuments: Prior to recording the Final Parcel Map, applicant shall provide security
guaranteeing the cost of setting all monuments shown on the Final Parcel Map.
Demolition: Prior to recording of the Final Parcel Map, the applicant must obtain a
demolition permit and remove all existing structures.
10.
Preliminary Title Report: Prior to recordation of the Final Parcel Map for the site, the
applicant shall provide a current Preliminary Title Report.
11.
Westmont Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the
Final Parcel Map for the site, the property owner shall grant additional right-of-way for
public street purposes along the Westmont Avenue frontage to 30 feet from the
monument line, and a 20 foot property line radius at the Abbott Avenue intersection.
12.
Abbott Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the
Final Parcel Map, property owner shall grant additional right-of-way for public street
purposes along the Abbott Avenue frontage sufficient to accommodate the construction
of 34 feet of asphalt concrete street pavement with rolled curb. In addition, sufficient
public street right-of-way for a temporary turn around (with curb and gutter only) shall be
dedicated at the terminus of Abbott Avenue. Turn around radius shall be 35 feet.
13.
Abbott Avenue Public Service Easement: Prior to recordation of the Final Parcel Map,
the applicant shall grant a Public Service Easement 10 feet easterly of the new property
line on private property contiguous with the public right-of-way along the Abbott Avenue
frontage.
14.
Street Improvements: Prior to recordation of the Final Parcel Map, the property owner
shall execute a Street Improvement Agreement and shall cause plans for public street
improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
improvements, as required by the City Engineer. The plans shall include the following:
Planning Commission Resolution No. 3181
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15.
16.
A. Abbott Avenue
· Design of all improvements for the east and west side of Abbott Avenue as described
below.
· Construction of street improvements along the Abbott frontage, including 34 feet of
asphalt street pavement, curb and gutter (on the east side only) including edge drains
if rolled curbs, storm drain facilities, five foot concrete sidewalk, City standard
driveways, and a five foot planting strip at the back of walk with street trees and
street lights.
· 35 foot radius asphalt concrete turnaround at the southerly terminus of Abbott
Avenue.
· Removal and replacement of, or minimum 3 inch overlay of existing AC pavement to
property line on westerly side of Abbott Avenue.
Westmont Avenue
Construction of full street improvements on Westmont Avenue including asphalt
street pavement, vertical curb and gutter at 18 feet from the monument line, City
standard driveways, curb ramps, five foot separated sidewalk, storm drainage
facilities, five foot landscape strip with City standard street trees and street lights.
C. Both Frontages
· Installation of all existing and proposed water meters and sewer cleanouts on private
property behind new public right-of-way line.
· Undergrounding of all utilities along both frontages.
· Construction of traffic islands, traffic striping and signing on Abbott Avenue and on
Westmont Avenue as directed by the City Engineer.
· Conforms as needed to match all existing improvements to remain.
Soils Report: Prior to issuance of any grading, drainage, or building permits for the site,
the applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
Utilities: The existing on-site overhead cable (TV or telephone) shall be installed
underground. All new on-site utilities shall be installed underground per Section
20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or
additions. Existing utilities at the intersection of Westmont and Harriet Avenues shall be
installed underground as approved by the City Engineer. Applicant shall comply with all
plan submittals, permitting, and fee requirements of the serving utility company.
Planning Commission Resolution No. 3181
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17.
Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit
a Utility Installation Plan and Schedule for approval by the City Engineer for installation
of all utilities and service connections. Streets which have been resurfaced within the
previous 5 years will require boring and jacking for all new utility installations and will
also require a pavement restoration plan for approval by the City Engineer prior to any
utility installation.
18.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the encroachment permit must be completed and
accepted by the City and the applicant must provide a one-year Maintenance Security in
an amount of 25% of the Faithful Performance Bond.
19.
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 10 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 1994 edition of the UBC
including Chapters 18, 33, and Appendix Chapter 33.
20.
Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall pay the required Storm Drain Area fee. The current fee is
$ 2,000 per acre or $ 2,330.00.
21. National Pollution Discharge Elimination System: The applicant shall comply with the
Santa Clara Valley Water District (SCVWD) Best Management Practices and Title 14 of
the Campbell Municipal Code conceming storm water pollution prevention.
FIRE PROTECTION DISTRICT
22. Required Access to Water Supply (Hydrants): Portions of the structure(s)on Lot 4 that
are greater than 150 feet of travel distance from the centerline of the roadway containing
public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential
fire sprinkler system throughout all portions of the building.
23.
Fire Apparatus (Engine): Access driveway required for Lot 4 Provide an access driveway
with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and
23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department
Standard details and Specifications D-1.
24.
Fire Department (Engine) Driveway Tm-around Required: Provide an approved fire
department engine driveway turnaround on Lot 4 with a minimum radius of 36 feet
outside and 23 feet inside. Installations shall conform with Fire Department Standard
Details and Specifications D-1.
Planning Commission Resolution No. 3181
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PASSED AND ADOPTED this 22nd day of September, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Steve Piasecki, Secretary
Francois, Gibbons, Jones, Kearns, Lindstrom,
Lowe, Meyer-Kennedy
None
None
None ~/,M2.~
APPROVED:'~"
Dennis Low~2Iiair