PC Res 3210RESOLUTION NO. 3210
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL, APPROVING A TENTATIVE PARCEL MAP TO
ALLOW THE CREATION OF TWO RESIDENTIAL LOTS ON
PROPERTY LOCATED AT 1619 WALTERS AVENUE IN AN R-l-9
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. MARK ROBERTS. FILE NO. PM 98-12.
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 PM 98-12:
The proposed land division into 2 lots will result in a density of 4.0 units per gross acre,
which is consistent with the General Plan and the density designation of Low Density
Residential (under 4.5 units per gross acre) shown on the Land Use Element of the General
Plan.
The size of each parcel, and its dimensions with the granting of the variance for the lot width,
meet the requirements for the R-1-9 Zoning District.
The shape and size of the lots creates a pattern consistent with those of R-l-9 lots in the
neighborhood, and will allow for houses with visible front entry ways oriented toward the
public street, consistent with the San Tomas Area Neighborhood Plan building orientation
criteria.
4. The proposed land division results in a logical lot pattern.
o
The project has been reviewed by public agencies, including fire, public works, police,
building, and planning, and subject to the recommended conditions of approval meets the
development requirements for this area..
o
An environmental assessment was completed, resulting in a Negative Declaration, per
Section 15060-15075 of the California Public Resources Code (California Environmental
Quality Act).
7. The proposed map is designed and conditioned to accommodate potential future development
on these parcels as well as the circulation needs of the proposed subdivision.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Resolution No. 3210
PM 98-12 - 1619 Walters Avenue
Pa~e 2
1. The proposed subdivision is consistent with the General Plan, the Zoning Ordinance, and the
San Tomas Area Neighborhood Plan.
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.
3. 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:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
construction of two new 2,188 square foot, two-story, single family residences at 1619
Walters Avenue. Project approval shall substantially comply with project plans prepared by
Glenn Cahoon dated October 1998, and December 1998 for the Craftsman elevation, except
as modified by the Conditions of Approval herein. The Craftsman style elevation is to be
modified to extend the use of the stucco-stone veneer the full length of all the chimneys.
Site and Architectural Approval Expiration: The Site and Architectural approvals (S98-19 &
20) for this project are valid for a period of one year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval or the permit shall be void.
o
Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Building Division submittals shall include the conditions of approval as a portion of the plan
check cover sheets.
Planning Commission Resolution No. 3210
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o
Park Impact Fee: A park impact fee of $10,990 per unit/parcel shall be paid into the Park
Impact Fund, with ~A of the fee due prior to map recordation and the remainder prior to final
occupancy of the dwelling. A credit will be given for the preexisting legal single family use
on the property, if the project is constructed within two years of the demolition of that house.
Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
Tree Protection Plan:
A. The tree protection methods outlined in the arborist report by Gil Mitchell, RCA #317,
shall be incorporated into the demolition, grading and drainage, building, utility,
landscape, and any and all plans pertaining to any demolition or construction work on this
property.
B. An arborist shall be retained to supervise any excavation within a 31 foot radius of the
trunk of the coast redwood.
C. All underground utility/drainage lines shall be located outside a 31 foot radius of the
trunk of the coast redwood tree.
D. Prior to issuance of the demolition permit, the owner and contractor shall meet with
representatives of the Planning and Building Divisions of the Community Development
Department to discuss the tree protection plan.
E. No permits shall be issued, including a demolition permit, until the trees which are to be
saved have been fenced according to the methodology outlined in the report.
Landscaping: The applicant shall submit a landscape plan prior to issuance of any demolition
plan which provides the following:
A. Trees. The minimum number and size of trees to be planted shall be shown, with a
listings and a diagram which show that the plan meets the following criteria:
i. A minimum of one (1) tree per 2,000 square feet of net lot area of the subject
property, per the San Tomas Area Neighborhood Plan. Existing trees within the net
lot area of the subject property shall be included in the total, and shown on the plan.
ii. Replacement trees of a 24 inch box size for any tree to be removed which has a trunk
diameter greater than 4", at a ratio as outlined in the WELS (Water Efficient
Landscape Standards) standards of the City. A listing of the trees to be removed, and
the number, size and species of the replacement trees.
B. Fencing: The plan shall indicate the design for all fencing, to include low, country-style
fencing in a style reflective of each house style, in the front yard area.
San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
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CENTRAL FIRE DISTRICT:
9. Property Address: Applicant shall provide the Central Fire District with the newly
established address to be assigned to the property prior to issuance of building permits.
10.
Development Review: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to Fire Department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall apply to the City's Building
Division for applicable construction permits
PUBLIC WORKS DEPARTMENT
11. Parcel Map: Prior to issuance of any building permits for the site, the applicant shall submit
a Parcel Map for recordation upon approval by the City. The current plan check fee is $1,060
plus $25 per parcel.
12. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide
a current Preliminary Title Report.
13. Right-of-Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall grant additional Right-of-Way, as necessary, for Public Street Purposes along
the Walters Avenue frontage, as necessary, to accommodate a 20 foot half street. The
applicant shall cause to be prepared all documents necessary to record dedication and submit
to the City for review.
14. Public Service Easement: Prior to 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 Walters Avenue frontage. The applicant shall cause all documents to be prepared
by a registered civil engineer/surveyor and submitted to the City for review and recordation.
15. Easements: Prior to recordation of the Parcel Map, the applicant shall cause utility, grading,
and drainage and/or access easements to be recorded on private property as necessary.
16. Encroachment Permit: Prior to the construction of any improvements in the public right-of-
way an Encroachment Permit must be obtained from the City of Campbell. Residential
driveway approaches, per City Standard Details, shall be a minimum of 12 feet wide and a
maximum of 23 feet wide. The edge of the driveway approaches shall be a minimum of 5
feet from the common property line.
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17. Monuments: Prior to recording Parcel Map, applicant shall provide security guaranteeing the
cost of setting all monuments shown on the Parcel Map, as determined by the City Engineer.
18. Demolition: Prior to recording of the Parcel Map the applicant shall obtain a Demolition
permit to remove existing structures.
19. Water and Sewer Service: Installation of all existing and proposed water meters and sewer
cleanouts on private property behind the public right-of-way line.
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 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. Should the development require hauling of soil or other
demolition materials on or off site, the applicant shall request and obtain approval of a haul
route from the City Engineer.
21. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee. The current fee is $2,000 per acre.
22. Utilities: 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. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
23. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation and/or abandonment of all utilities. Streets which have been
resurfaced within the previous 5 years will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation and abandonment.
24. National Pollution Discharge Elimination System: Prior to issuance of any grading or
building permits, the applicant shall comply with the California Storm Water Best
Management Practices handbook prepared by the Storm Water Quality Task Force, Santa
Clara Valley Water District and the City of Campbell Municipal Code regarding storm water
pollution prevention.
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25. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and 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.
PASSED AND ADOPTED this 8th day of December, 1998, by the following roll call vote:
AYES:
NOES: Commissioners: None
ABSENT: Commissioners: Lowe
ABSTAIN: Commissioners: None
ATTEST~~"-APPROVED:
Steve~iasecki, Secretary
Commissioners: Francois, Gibbons, Jones, Keams, Lindstrom