PC Res 3082RESOLUTION NO. 3082
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL,
APPROVING A TENTATIVE PARCEL MAP TO ALLOW
THE CREATION OF THREE (3) SINGLE-FAMILY LOTS
CONSISTING OF TWO (2) FLAG LOTS AND ONE (1)
STANDARD LOT ON PROPERTY LOCATED AT 667 EL
PATIO DRIVE IN AN R-l-6 (SINGLE FAMILY
RESIDENTAL) ZONING DISTRICT. FILE NO. PM 97-01.
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 City Council did find as follows
with respect to application PM 97-01:
The proposed density of 4 units per gross acre is consistent with the allowable
density permitted under the General Plan;
The proposed map is consistent with the development standards of the R-l-6
Zoning District;
The existing private street is in excellent condition and fully improved and can
serve the two additional homeowners without converting the easement to a public
street.
°
There is no substantial benefit from converting the private street to a public street
because another cul-de-sac would be required to subdivide the easternmost parcel
on E1 Patio Drive.
5. The proposed subdivision layout allows for access to sunlight; and
o
The proposed map establishes new property lines over the existing easement but
does not change the location or dimensions of the easement.
°
The flag portion of the proposed rear lots utilizes the existing roadway thereby
eliminating the need to create "flag lot" driveways to the new lots.
°
Only one new driveway curb cut will be needed for the center parcel. The two
existing driveways will be utilized to serve the front and rear lots.
°
Additional parking spaces will be developed along the easterly side of the easement
for use by townhome development and the private property owners.
10. The applicant will relocate and preserve existing trees within the easement area.
Planning Commission Resolution No. 3082
PM 97-01 - 667 E1 Patio Drive - Abbas Hagshenas
Page 2
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that, subject to the imposed conditions:
1. The proposed subdivision is consistent with the General Plan.
The proposed subdivision does not impair the balance between the housing needs of
the region and the public service needs of the residents and available fiscal and
environmental resources;
3. The site is physically suitable for the proposed density and type of development.
The design of the subdivision provides, to the extent feasible, for future passive or
natural heating or cooling opportunities.
The applicant is hereby notified, as part of this application, that he/she is required to meet
the following conditions in accordance with the Ordinances of the City of Campbell and
the State of California. 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.
SITE DESIGN
Approved Project: Approval is granted for a Tentative Parcel Map allowing the
creation of three (3) single family lots consisting of one standard lot and two flag
lots on property located at 667 E1 Patio Drive. The map shall substantially conform
to the map prepared A+ Plus Design and Engineering dated 9/1/96, except as may
be modified by the Conditions of Approval herein. (Planning)
Structural Removal: All structures on the subject properties, with the exception of
the residence on Lot 3, shall be removed prior to recordation of the final map.
(Planning)
LANDSCAPING
Tree Preservation: Prior to final map approval, the applicant shall submit a tree
inventory and preservation plan for review and approval by the Community
Development Director. Any trees designated for removal to accommodate new
parking stalls shall be preserved and relocated on-site. If the infill of the lots
sufficiently changes the existing grade of the lots, tree protection measures must be
identified in the report to preserve existing trees during and after grading and
construction. (Planning)
Planning Commission Resolution No. 3082
PM 97-01 - 667 E1 Patio Drive - Abbas Hagshenas
Page 3
PROPERTY MANAGEMENT/UTILITIES
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 22.201 & 11.414,
1985 Ed. Uniform Fire Code). (Central Fire District)
o
Retaining Walls: Retaining walls at property lines are limited to a height of 15
inches if constructed of wood. (Building)
PUBLIC WORKS REQUIREMENTS
6. Dedication: Applicant shall dedicate an additional 10' of right-of-way along the E1
Patio frontage as a Public Service Easement. Dedication may be made on the final
parcel map for the site.
Map Requirements: Prior to issuance of any building permits for the site, the
applicant shall prepare and submit a final parcel map for review by City and
recordation upon City approval.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drain area fee of $1,385 ($2,000/acre).
Grading and Drainage Plan: Prior to approval of the final map, the applicant shall
conduct hydrology studies as necessary, prepare grading and drainage plans and
pay fees required to obtain necessary grading permits.
10.
Standard Street Improvements: Prior to approval of the final map, the applicant
shall execute a Standard Street Improvement Agreement for installation of public
street improvements and shall post all required securities to ensure completion of
the public improvements.
Prior to issuance of any building permits for the site, the applicant shall prepare
plans, pay fees, post securities and provide insurance as required to obtain an
encroachment permit to construct public street improvements as required by the
City Engineer. Public street improvement plans shall be prepared by a registered
Civil Engineer licensed in the State of California and shall include the following:
mo
Location of all existing facilities with the public right-of-way, installation of
City standard sidewalk, accessibility ramps, street trees with irrigation, street
lighting and driveway approach along the E1 Patio frontage.
Planning Commission Resolution No. 3082
PM 97-01 - 667 E1 Patio Drive - Abbas Hagshenas
Page 4
11.
12.
13.
14.
15.
16.
17.
18.
Completion of Public Street Improvements: Prior of issuance of occupancy for the
site, all public street improvements as required by the encroachment permit must
be completed and accepted by the City Engineer and the applicant must provide
the one-year maintenance security.
Underground 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 provide evidence from all utility companies
that the application as proposed can be served. Applicant shall comply with all
plan submittals, permitting and fee requirements of the serving utility company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by
the City Engineer for installation of all utilities. The plan shall minimize the
damage to all public streets and facilities.
Title Report: Provide a current Preliminary Title Report.
Reciprocal Ingress and Egress Easements: Provide evidence of reciprocal ingress
and egress easements for Tract 6347 and for the benefit of lots 1 and 2 and provide
maintenance agreements for the maintenance of these easements. Clarify and
provide written descriptions regarding the ownership/assignment of the proposed
parking spaces including clarification of the costs associated with each parcel for
maintaining the access and participation of those homeowners in decisions in
increasing those fees such that the fees are proportional to all homeowners sharing
access for review and approval by the City Engineer and the City Attorney.
Storm Water Management: Comply with California Storm Water Best
Management Practices Handbook, prepared by Storm Water Quality Task Force,
Santa Clara Valley Water District.
Monumentation: Prior to recording the final parcel map, the applicant shall
provide security guaranteeing the cost of setting all monuments as shown on the
final parcel map.
Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to
recordation of the final parcel map in the amount of $16,485.00 (2 new lots ~
$8,242.50 per lot--credit for 1 existing lot).
Park Impact Fee: Applicant shall be advised that a park impact fee is required in
addition to the Park In-Lieu Fee. A fee of $2,747.50 is required upon issuance of
certificate of occupancy by the Building Division for each new single family
dwelling constructed on two of the lots.
Planning Commission Resolution No. 3082
PM 97-01 - 667 E1 Patio Drive - Abbas Hagshenas
Page 5
PASSED AND ADOPTED this 8th day of April, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
~~ecretary
Gibbons, Jones, Keams, Lowe
Alne
Lindstrom, Meyer-Kennedy
None