PD Permit - 2003Geoff Bradley
Sr. Planner, Community Development Dept.
Jan Hemsley
Deputy City Clerk
June 20, 2003
From:
Date:
Subject:
Planned Development Permit (PLN 200-174) and Fence Exception (PLN
2003-53) - 41 and 51 Mission Way - Application: Mr. Terry McElroy
and Mr. Stephen Guzzetti
At the regular meeting of June 17, 2003, the City Council held a public hearing to
consider the application of Mr. Terry McElroy and Mr. Stephen Guzzetti for a Planned
Development Permit (PLN 2000-174) to allow the construction of two new signle-
family residences on two existing lots and a Fence Exception (PLN 2003-53) to allow
the construction of a wood entry trellis that is 8 feet, 3 inches tall at 41 Mission Way
and a trellis that is 8 feet, 4 inches tall at 51 Mission Way on property located at 41 and
51 Mission Way in a PD Zoning District.
Following Council deliberation, the following action was taken:
1. Adopted Resolution No. 10197 approving a Planned Development Permit (PLN
2000-174) to allow the construction of two new single-family residences on two
existing lots, incorporating the findings and subject to the conditions of
approval; and
2. Adopted Resolution No. 10198 approving a Fence Exception (PLN 2003-53) to
allow the construction of a wood entry trellis that is 8 feet, 3 inches tall at 41
Mission Way and a trellis that is 8 feet, 4 inches tall at 51 Mission Way,
incorporating the findings and subject to the conditions of approval. Thank you
in advance for your continued cooperation in ensuring the City Clerk's Office
receives original documents in a timely manner.
A certified copy of both Resolutions is attached for your records, together with a copy of
the letter written to the applicants in follow up to the City Council's action.
June 20, 2003
Mr. Terry McElroy and Mr. Stephen Guzzetti
10 Jackson Street, #203B
Los Gatos, CA 95030
Dear Mr. McElroy and Mr. Guzzetti:
At the regular meeting of June 17, 2003, the City Council held a public hearing to consider
your application for a Planned Development Permit (PLN 2000-174) to allow the construction
of two new single-family residences on two existing lots and a Fence Exception (PLN 2003-53)
to allow the construction of a wood entry trellis that is 8 feet, 3 inches tall at 41 Mission Way
and a trellis that is 8 feet, 4 inches tall at 51 Mission Way on property located at 41 and 51
Mission Way in a Planned Development Zoning District.
Following deliberation, the City Council took the following action:
1. Adopted Resolution No. 10197 approving a Planned Development Permit (PLN 2000-
174) to allow the construction of two new single family residence on two existing lots,
incorporating the findings and subject to the conditions of approval; and
2. Adopted Resolution No. 10198 approving a Fence Exception (PLN 2003-53) to allow
the construction of a wood entry trellis that is 8 feet, 3 inches tall at 41 Mission Way
and a trellis that is 8 feet, 4 inches tall at 51 Mission Way, incorporating findings and
subject to the conditions of approval.
A certified copy of each of the above Resolutions is attached for your records.
Continued ..
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 . TDD 408.866.2790
Page 2
Please do not hesitate to contact this office (866-2117) or Geoff Bradley, Sr. Planner, should
you have any questions in regard to the City Council's action.
S' cerely,
. {/Iv~tit~-
( anette Hemsley
eputy City Clerk
i
'-
Enc.
Cc: Geoff Bradley, Sr. Planner
RESOLUTION NO.
10197
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN 2000-174) TO ALLOW THE CONSTRUCTION OF
TWO NEW SINGLE-FAMILY RESIDENCES ON TWO EXISTING
LOTS LOCATED AT 41 AND 51 MISSION WAY IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT.
APPUCATION OF STEPHEN GUZZEITI AND TERRY
MCELROY. FILENO. PLN2000-174.
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 Citv Council did find as follows with
respect to application PLN 2000-174:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Medium Density Residential for the project site.
2. The density of the proposed project is 5.7 units per gross acre for 41 Mission Way and 8.2
units per gross acre for 51 Mission Way, which falls below the maximum permitted density
for the site.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residences meets the height limitation, building coverage, side, and rear and front
setbacks of the R-I-6 (Single-family Residential) Zoning District.
5. The site plans propose the construction of two single-family residences on individual lots.
The residence at 41 Mission Way would be 2,202 square feet with a 450 square-foot detached
garage, resulting in a building coverage of 27.7% and an FAR of 0.43. The residence
proposed at 51 Mission Way consists of 2,029 square feet of living space and a 430 square-
foot attached garage, resulting in a building coverage of 36.9% and an FAR of 0.52
6. The proposed residences each have distinctive craftsman style designs and well-articulated
features. The designs include simple rectangular shaped forms, simple gabled roof lines,
wood window trim, divided double-hung windows, and attractive front porches. The exterior
elevations have significant variations with different rooflines, front entry treatments, window
styles, and exterior materials and colors.
7. The project qualifies as a Categorically Exempt project per Section 15303(a), Class 3 (New
Construction or Conversion of Small Structures) of the California Environmental Quality Act
(CEQA).
City Council Resolution
PLN 2000-174 - 41 & 51 Mission Way - Planned Development Permit
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances 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. 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 items under review.
Additionally, the applicant is hereby notified that (s)he 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
Planninl! Division:
1. Approved Proiect: Approval is granted approval to construct two single-family residences at
41 & 51 Mission Way. The building and site design shall substantially conform to the project
exhibits listed below, except as may be modified by the Conditions of Approval herein:
a. Set of architectural plans prepared by Britt Rowe received on May 1, 2003, including
building elevations, floor plans and a site plan.
b. Set of landscaping plans prepared by David R. Fox and Company received on May 1,
2003, including fencing plans.
c. Color elevations and materials board submitted by the applicant on May 1, 2003.
City Council Resolution
PLN 2000-174 - 41 & 51 Mission Way - Planned Development Permit
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect to the Planning Division, prior to the issuance
of building permits, for review and approval by the Community Development Director for
compliance with all applicable Conditions of Approval, ordinances, laws and regulations.
3. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The driveway shall consist of bomanite or other decorative paving material.
The pavement design shall be reviewed and approved by the Community Development
Director prior to issuance of building permits for the project.
4. Fences: All fencing shall comply with Section 21.59.090 of the Campbell Municipal Code
unless otherwise approved under a Fence Exception.
5. Propertv 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, and be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
6. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
7. Sanitary Sewer: A sanitary sewer system shall be installed to serve 41 & 51 Mission Way in
conformance with the standards of the West Valley Sanitation District.
8. Planned Development Permit Expiration: The Planned Development Permit approval shall be
valid for a period of one year from the date of final City Council approval. Within this one-
year period, a building permit must be obtained and construction completed one year
thereafter or the Planned Development Permit shall be void.
9. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
10. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including garage doors, window trim, and exterior door
schedules.
11. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
City Council Resolution
PLN 2000-174 - 41 & 51 Mission Way - Planned Development Permit
12. Paint Colors: Final color approval shall be subject to field review and approval by the
Community Development Director.
13. Mission Wav Improvements: Subject to receiving permission from the applicable property
owner of Mission Way, the applicant shall complete the following improvements prior to the
issuance of a Certificate of Occupancy for the last dwelling unit. The improvements shall
include the following:
a. Repair potholes and cracks in the roadway surface to create a smooth asphaultic roadway
surface;
b. Construction of new ADA compliant driveway approach on South Winchester Blvd; and,
c. Relocation, installation, and removal of private and public utilities, as deemed necessary
by the Community Development Director and Public Works Director.
Building Division:
14. Permits Required: A building permit application shall be required for each proposed new
single-family dwelling unit. The building permit shall include
Electrical/PlumbinglMechanical fees when such work is part of the permit.
15. 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.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
18. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
19. 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. Basis for determining elevations shall be clearly
noted.
20. 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
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 corner locations
City Council Resolution
PLN 2000-174 - 41 & 51 Mission Way - Planned Development Permit
21. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. Calculations on 8V2 by 11 size paper shall
also be submitted.
22. 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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
23. Water Pollution: 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" X 36") is available at the Building Division service counter.
24. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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.
Applicant should also consult with P.G. and E. concerning utility easements, distribution pole
locations and required conductor clearances.
25. Approvals Reauired: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. 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)
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.
FIRE DEPARTMENT
26. Parking Along Roadwavs: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in
width.
27. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
City Council Resolution
PLN 2000-174 - 41 & 51 Mission Way - Planned Development Permit
PASSED AND ADOPTED this 17th day of
June
, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Watson, Kennedy, Dean, Burr, Furtado
None
None
None
\
ATTEST:
Ar~
APPROVED:
Daniel E. Furt
~ C4.JL
1.........0' ..'''NT f9 A TfWi:
rooT~G 'J." .,,"'-
tf:{I! fOR ' ~T Cr-lfT1' ;)F THE QRtOtKAL
AND CORRI;:" ,. p ,r- ~
ON fiLE IN TlilS O. .'-1-
E '"V -Et: CITY CLERK., CITY
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. pBEll. C(,'-'fORNIA. ':j Ll..J "",,~
RESOLUTION NO. 10198
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL GRANTING A FENCE EXCEPTION TO ALLOW
THE CONSTRUCTION OF A WOOD ENTRY TRELLIS THAT IS 8
FEET, 3 INCHES TALL AT 41 MISSION WAY AND A TRELLIS
THAT IS 8 FEET, 4 INCHES TALL AT 51 MISSION WAY IN A P-
D (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPUCATION OF STEPHEN GUZZEITI & TERRY MCELROY.
FILE NO. PLN 2003-53.
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 Citv Council did find as follows with
respect to application PLN 2003-53:
1. The fence exception at 41 Mission Way consists of an entry trellis that is 8 feet, 3 inches tall.
2. The fence exception at 51 Mission Way consists of an entry trellis that is 8 feet, 4 inches tall.
3. The entry trellises are attractive and are complimentary with the craftsman-style character of
the new residences. Because Mission Way does not have a rolled curb or sidewalks, the
fences and entry trellises help to delineate the properties from the roadway
4. Letters of consent have been submitted from the property owners on Mission Way.
5. The project qualifies as a Categorically Exempt project per Section 15303(e), Class 3 (New
Construction or Conversion of Small Structures) of the Califomia Environmental Quality Act
(CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The fence exception does not impair vehicular or pedestrian safety.
2. The fence exception results in a more desirable site layout.
3. The fence exception will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of the City.
4. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
5. The fence exception will not be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the City.
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances 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. 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,
City Council Resolution
PLN 2003-53 - 41 & 51 Mission Way - Fence Exception
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he 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:
CO~TYDEVELOPMENTDEPARTMENT
Planning Division:
1. Proiect Approval: Project approval shall substantially comply with the Fencing Plan and
Elevations prepared by David R. Fox and Company received by the Planning Division on May
1,2003. A fence exception is granted to allow the construction of a wood entry trellis that is 8
feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4 inches tall at 51 Mission
Way. This approval shall only be valid in conjunction with an approved Planned Development
Permit (PLN 2000-174).
PASSED AND ADOPTED this 17thdayof June
, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS: Watson, Kennedy, Dean, Burr, Furtado
COUNCILMEMBERS: None
COUNCILMEMBERS: None ~
COUNCILMEMBERS: None
APPROVED: iV'f
em FQlW3OJf<O lNSTRUV"'NT m A ,..,...
AND CORRECT coPY Of THE ORl-GtNAl
fILE IN TH18 OPiC:;:.
: ANNE EYE.!::':;, CITY CLERK.. em
o CAMPBELL. CA~I FOANIA.
Urj lliJc-
(~
'--
Mayor Furtado referred the comments and requests to staff.
Councilmember Dean responded to the speaker's comments and stated that if he
noticed problems with traffic signs or signals, he should contact staff direct.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
10. Application of Mr. Terry McElroy and Mr. Stephen Guzzetti for a Planned
Development Permit (PLN2000-174) to allow the construction of two single-family
residences on two existing lots and a Fence Exceptiou (pLN2003-53) to allow the
construction of a wood entry trellis that is 8 feet, 4 inches tall on Lot A and a trellis
that is 8 feet, 3 inches tall on Lot B on property located at 41 aud 51 Mission Way
in a P-D (Planned Development) Zoning District (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the applications of Mr. Terry
McElroy and Mr. Stephen Guzzetti for a Planned Development Permit (LN 2000-174)
to allow the construction of two new single-family residences on two existing lots and a
Fence Exception (PLN 2003-53) to allow the construction of a wood entry trellis that is
8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4 inches tall at 51
Mission Way on property owned by Mr. Terry McElroy and Mr. Stephen Guzzetti
located at 41 and 51 Mission Way in a P-D (Planned Development) Zoning District.
Community Development Director Fierro - Staff Report dated June 17, 2003
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to be heard.
Terry McElroy, 123 Loma Alta Avenue, Los Gatos, appeared before the City Council
and stated that he was available to answer any questions.
There being no one else wishing to speak, Mayor Furtado closed the public hearing.
City Council discussion followed during which Councilmembers indicated their support
of the project.
M/S: Burr/Kennedy - that the City Council adopt Resolution 10197 approving a
Planned Development Permit (PLN 2000-174) to allow the construction of two new
single-family residences on two existing lots, incorporating the attached findings
and subject to the attached conditions of approval; and adopt Resolution 10198
approving a Fence Exception (PLN 2003-53) to allow the construction of a wood
entry trellis that is 8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet,
4 inches tall at 51 Mission Way, incorporating the attached findings and subject to
the attached conditions of approval. Motion adopted by the following roll call
vote:
Minutes of 6/17/03 City Council Meeting
6
AYES:
Councilmembers: Watson, Kennedy, Dean, Burr, Furtado
NOES:
Councilmembers: None
11. Ordinance Amending Section 3.34.010 of the Campbell Municipal Code to Clarify
the Definition of Transieut (Introduction of Ordinance/Roll Call Vote)
This is the time and place for a public hearing to consider an amendment to Subsection
7 of Section 3.34.010 of the Campbell Municipal Code to clarify the definition of
"transient" .
City Attorney Seligmann - Staff Report dated June 17, 2003.
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Furtado closed the public hearing.
M/S: Kennedy/Watson - that the City Council introduce Ordinance 2033
amending Subsection 7 of Section 3.34.010 of the Campbell Municipal Code to
clarify the definition of "Transient" for first reading. Motion adopted by the
following roll call vote:
AYES:
Councilmembers: Watson, Kennedy, Dean, Burr, Furtado
NOES:
Councilmembers: None
The Deputy City Clerk read the title of Ordinance No. 2033.
M/S: Burr/Dean - that further reading of Ordinance 2033 be waived. Motion
adopted unanimously.
UNFINISHED BUSINESS
There were no agendized items.
NEW BUSINESS
There were no agendized items.
COUNCIL COMMITTEE REPORTS
12. City Councilmember Reports
. Councilmember Kennedy distributed Summary Notes from the VTA Board of
Directors Meeting.
Minutes of 6/17/03 City Council Meeting
7
( III 0/ ( tl/}lJ}ue/l
City
Council.
Report
ITEM NO:
CATEGORY:
MEETING DATE:
10.
Public Hearing
June 17,2003
TITLE
Public Hearing to consider the applications of Mr. Terry McElroy and Mr.
Stephen Guzzetti for a Planned Development Permit (PLN 2000-174) to allow
the construction of two new single-family residences on two existing lots and a
Fence Exception (PLN2003-53) to allow the construction of a wood entry trellis
that is 8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4 inches
tall at 51 Mission Way on property owned by Mr. Terry McElroy and Mr. Stephen
Guzzetti located at 41 & 51 Mission Way in a P-D (Planned Development)
Zoning District.
CITY COUNCIL ACTION
The Planning Commission recommends that the City Council take the following actions:
1. Adopt a Resolution approving a Planned Development Permit (PLN 2000-174) to allow the
construction of two new single-family residences on two existing lots, incorporating the
attached findings and subject to the attached conditions of approval; and,
2. Adopt a Resolution approving a Fence Exception (PLN2003-53) to allow the construction of
a wood entry trellis that is 8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4
inches tall at 51 Mission Way, incorporating the attached findings and subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
The Planning Commission recommended that the City Council find that this project is
categorically exempt under Section 15303 Class 3 of the California Environmental Quality Act,
(New Construction or Conversion of Small Structures).
BACKGROUND
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of two new single-family residences on two existing lots and a Fence
Exception to allow the construction of a wood entry trellis that is 8 feet, 4 inches tall on Lot A
and a trellis that is 8 feet, 3 inches tall on Lot B. The project site is located on the north side of
Mission Way, which is a twenty-foot wide private roadway located on the west side of South
Winchester Boulevard between Rincon A venue and Cherry Lane.
The Planning Commission, at its meeting of May 27, 2003, forwarded a recommendation to the
City Council by a 7-0 vote to approve both applications.
City Council Report
PLN 2000-174 and PLN 2003-53 -41 & 51 Mission Way
Planned Development Permit and Fence Exception
Page 2
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Medium
Density Residential, which permits residential development with a range of 14 to 20 units per
gross acre. The density of the proposed project is 5.7 units per gross acre for 41 Mission Way and
8.2 units per gross acre for 51 Mission Way, which falls below the maximum permitted density
for the site. A maximum of two units could be considered at 41 Mission Way and three units at
51 Mission Way at the maximum permitted density. The proposed project complies with the
General Plan Land Use Element.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
Under the P-D Zoning Ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the residences. The proposed project would be consistent with
the Zoning Code with approval of a Planned Development Permit. Although not required to do
so under the Zoning Code, the proposed residences meet the height limitation, building coverage,
side, and rear and front setbacks of the R-I-6 (Single-family Residential) Zoning District.
Planned Development Permit: The Planned Development Permit would allow the construction of
two single-family residences on individual lots. The residence at 41 Mission Way would be
2,202 square feet with a 450 square-foot detached garage, resulting in a building coverage of
27.7% and an FAR of 0.43. The residence proposed at 51 Mission Way consists of 2,029 square
feet of living space and a 430 square-foot attached garage, resulting in a building coverage of
36.9% and an FAR of 0.52.
The proposed residences each have distinctive craftsman style designs and well-articulated
features. The designs include simple rectangular shaped forms, simple gabled rooflines, wood
window trim, divided double-hung windows, and attractive front porches. The exterior elevations
have significant variations with different rooflines, front entry treatments, window styles, and
exterior materials and colors.
Fence Exception: The applicant has submitted a fence exception application to allow the
construction of wood entry trellises along the front property line that is 8 feet, 3 inches tall at 41
Mission Way and a trellis that is 8 feet, 4 inches tall at 51 Mission Way. The entry trellises are
attractive and are complementary with the craftsman-style character of the new residences.
Letters of consent have been submitted from the three property owners on Mission Way. In
accordance with the findings specified in the fence provisions of the Zoning Ordinance, the
Planning Commission found that the requested fence exception would not impair pedestrian or
vehicular safety, would result in a more desirable site layout, and would not be detrimental to the
neighborhood or City.
AL TERNA TIVES
1. Approve the proposed project subject to additional and/or modified Conditions of Approval.
2. Deny the proposed project.
3. Continue for further review.
City Council Report
PLN 2000-174 and PLN 2003-53 - 41 & 51 Mission Way
Planned Development Permit and Fence Exception
Page 3
FISCAL IMPACTS
None.
Attachments:
1. Draft City Council Resolution - Planned Development Permit
2. Draft City Council Resolution - Fence Exception
3. Planning Commission Resolutions and Meeting Minutes
4. Planning Commission Staff Report
5. Project Exhibits
Prepared by:
-.1JfUug S\"ItCm
Darcy Smith, Planner II
-~~~
Reviewed by:
Approved by:
ierro, Community Development Director
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Community Development Department
May 28, 2003
Terry McElroy/Stephen Guzzetti
10 Jackson Street, #203B
Los Gatos, CA 95030
Re: PLN2000-174/PLN2003-53- 41 & 51 Mission Way
Planned Development Permit & Fence Exception
Dear Applicant:
Please be advised that at its meeting of May 27, 2003, the Planning Commission took the
following actions:
1. Adopted Resolution No. 3495 recommending approval of a Planned Development Permit
(PLN2000-174) to allow the construction of two single family residences on two existing
lots; and
2. Adopted Resolution No. 3496 recommending approval of a Fence Exception (PLN2003-53)
to allow the construction of a wood entry trellis that is 8 feet, 4 inches tall on Lot A and a
trellis that is 8 feet, 3 inches tall on Lot B, for the above referenced properties.
This project will be reviewed by Council for final approval at its meeting of June 17, 2003. If you have
any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerel y,
D OXt<j ~Mr;fVL
Darcy Smith
Planner II
Cc: Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
70 North First Street CamrhelL California 95008-1436 1TI. 4-08.866.'2140. FAX 408.H71.5140 . TnIl 4-08.H66.2790
RESOLUTION NO. 3495
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (pLN2000-174) TO ALLOW
THE CONSTRUCTION OF TWO SINGLE FAMILY RESIDENCES ON
TWO EXISTING LOTS ON PROPERTY OWNED BY MR. TERRY
McELROY AND MR. STEPHEN GUZZEITl LOCATED AT 41 & 51
MISSION WAY IN A P-D (pLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. TERRY McELROY AND MR.
STEPHEN GUZZEITI. FILE NO. PLN2000-174.
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 PLN2000-174:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Medium Density Residential for the project site.
2. The density of the proposed project is 5.7 units per gross acre for 41 Mission Way and 8.2
units per gross acre for 51 Mission Way, which falls below the maximum permitted density
for the site.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residences meets the height limitation. building coverage, side, rear and front
setbacks, and parking requirements of the R-I-6 (Single-family Residential) Zoning District.
5. The site plans propose the construction of two single-family residences on individual lots.
The residence at 41 Mission Way would be 2.202 square feet with a 450 square-foot
detached garage, resulting in a building coverage of 27.7% and an FAR of 0.43. The
residence proposed at 51 Mission Way consists of 2.029 square feet of living space and a 430
square-foot attached garage, resulting in a building coverage of 36.9% and an FAR of 0.52
6. The proposed residences each have distinctive craftsman style designs and well-articulated
features. The designs include simple rectangular shaped forms, simple gabled roof lines,
wood window trim, divided double-hung windows. and attractive front porches. The exterior
elevations have significant variations with different rooflines, front entry treatments, window
styles, and exterior materials and colors.
Planning Commission Resol..on No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 2
7. The project qualifies as a Categorically Exempt project per Section 15303(a), Class 3 (New
Construction or Conversion of Small Structures) of the Califomia Environmental Quality Act
(CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Planned Development Permit (pLN2000-174) to allow the construction of two new single-
family residences on two existing lots on property owned by Mr. Terry McElroy and Mr.
Stephen Guzzetti located at 41 & 51 Mission Way, 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.
Planning Commission ResOl~ .on No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 3
CO~TYDEVELOPMENTDEPARTMENT
Plannilll~ Division:
1. Approved Proiect: Approval is granted approval to construct two single-family residences
at 41 & 51 Mission Way. The building and site design shall substantially conform to the
project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of architectural plans prepared by Britt Rowe received on May 1, 2003, including
building elevations, floor plans and a site plan.
b. Set of landscaping plans prepared by David R. Fox and Company received on May 1,
2003, including fencing plans.
c. Color elevations and materials board submitted by the applicant on May I, 2003.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation
plans prepared by a registered Landscape Architect to the Planning Division, prior to the
issuance of building permits, for review and approval by the Community Development
Director for compliance with all applicable Conditions of Approval, ordinances, laws and
regulations.
3. Parkin!! and Drivewavs: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The driveway shall consist of bomanite or other decorative paving
material. The pavement design shall be reviewed and approved by the Community
Development Director prior to issuance of building permits for the project.
4. Fences: All fencing shall comply with Section 21.59.090 of the Campbell Municipal Code
unless otherwise approved under a Fence Exception.
5. Prooertv 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, and be demolished
or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
6. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with
all applicable. conditions of approval, ordinances, laws and regulations. Lighting fixtures
shall be of a decorative design to be compatible with the residential development and shall
incorporate energy saving features.
Planning Commission Resol.....on No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 4
7. Sanitarv Sewer: A sanitary sewer system shall be installed to serve 41 & 51 Mission Way
in conformance with the standards of the West Valley Sanitation District.
8. Planned Development Permit Exoiration: The Planned Development Permit approval shall
be valid for a period of one year from the date of final City Council approval. Within this
one-year period, a building permit must be obtained and construction completed one year
thereafter or the Planned Development Permit shall be void.
9. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
10. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including garage doors, window trim, and exterior door
schedules.
11. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
12. Paint Colors: Final color approval shall be subject to field review and approval by the
Community Development Director.
13. Mission Way Improvements: Subject to receiving permission from the applicable property
owner of Mission Way, the applicant shall complete the following improvements prior to
the issuance of a Certificate of Occupancy for the last dwelling unit. The improvements
shall include the following:
a. Repair potholes and cracks in the roadway surface to create a smooth asphaultic
roadway surface;
b. Construction of new ADA compliant driveway approach on South Winchester Blvd;
and,
c. Relocation, installation, and removal of private and public utilities, as deemed
necessary by the Community Development Director and Public Works Director.
Building Division:
14. Permits Required: A building permit application shall be required for each proposed new
single-family dwelling unit. The building permit shall include
ElectricaUPlumbingIMechanical fees when such work is part of the permit.
15. 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.
Planning Commission Resoh...lon No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 5
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
18. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a
licensed engineer specializing in soils mechanics.
19. 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. Basis for determining elevations shall be clearly
noted.
20. Foundation Insoections: 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
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 corner locations
21. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and
MF-IR shall be blue-lined on the construction plans. Calculations on gY2 by II size paper
shall also be submitted.
22. Soecial Insoections: When a special inspection is required by U.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.
23. Water Pollution: 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" X 36") is available at the Building Division service counter.
24. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
Planning Commission Resolution No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 6
25. Approvals ReQuired: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. 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)
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.
FIRE DEPARTMENT
26. Parking Along Roadwavs: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in
width.
27. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
PASSED AND ADOPTED this 27th day of May, 2003, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Francois, Gibbons. Hernandez, Jones
and Rocha
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Jose
ATTEST:
.~~
Sharon Fierro, Secretary
RESOLUTION NO. 3496
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A FENCE
EXCEPTION (pLN2003-53) TO ALLOW THE CONSTRUCTION OF A
WOOD ENTRY TRELUS THAT IS 8 FEET, 4 INCHES TALL ON LOT A
AND A TRELUS THAT IS 8 FEET, 3 INCHES TALL ON LOT B ON
PROPERTY OWNED BY MR. TERRY McELROY AND MR. STEPHEN
GUZZElTI LOCATED AT 41 & 51 MISSION WAY IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. TERRY
McELROY AND MR. STEPHEN GUZZEITI. FILE NO. PLN2003-53.
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 PLN2003-53:
1. The fence exception at 41 Mission Way consists of an entry trellis that is 8 feet, 3 inches tall.
2. The fence exception at 51 Mission Way consists of an entry trellis that is 8 feet, 4 inches tall.
3. The entry trellis' are attractive and are complimentary with the craftsman-style character of
the new residences. Because Mission Way does not have a rolled curb or sidewalks, the
fences and entry trellises help to delineate the properties from the roadway.
4. Letters of consent have been submitted from the property owners on Mission Way.
5. The project qualifies as a Categorically Exempt project per Section 15303(e), Class 3 (New
Construction or Conversion of Small Structures) of the California Environmental Quality Act
(CEQA).
Based on the foregoing findings of fact, the Planning Commission further finds and concludes that:
I. The fence exception does not impair vehicular or pedestrian safety.
2. The fence exception results in a more desirable site layout.
3. The fence exception will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of the City.
4. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval. will have a significant adverse
impact on the environment.
5. The fence exception will not be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the City.
Planning Commission Resolution No. 3496
PLN2003-53 - 41 & 51 Mission Way- Fence Exception
Page 2
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Fence Exception (pLN2oo3-53) to allow the construction of a wood entry trellis that is 8
feet, 4 inches tall on Lot A and a trellis that is 8 feet, 3 inches tall on Lot B on property owned by
Mr. Terry McElroy and Mr. Stephen Guzzetti located at 41 & 51 Mission Way, 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
Planning Division
1. Proiect Approval: Project approval shall substantially comply with the Fencing Plan and
Elevations prepared by David R. Fox and Company received by the Planning Division on
May 1,2003. A Fence Exception is granted to allow the construction of a wood entry trellis
that is 8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4 inches tall at 51
Mission Way. This approval shall only be valid in conjunction with an approved Planned
Development Permit (PLN 2000-174).
PASSED AND ADOPTED this 27th day of May, 2003, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Hernandez, Jones
and Rocha
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Joseph
r
ATTEST ~ ~
" aron Fierro, Secretary
Planning Commission Minul~. of May 27, 2003
Page 4
2. PLN2000.174/
PLN2003-53
McElroy/Guzzetti
Public Hearing to consider the application of Mr. Terry McElroy
and Mr. Stephen Guzzetti for a Planned Development Permit
(pLN20oo-174) to allow the construction of two new single-family
residences on two existing lots and a Fence Exception (pLN2003-
53) to allow the construction of a wood entry trellis that is 8 feet, 4
inches tall on Lot A and a trellis that is 8 feet, 3 inches tall on Lot B
on property owned by Mr. Terry McElroy and Mr. Stephen
Guzzetti located at 41 & 51 Mission Way in a P-D (Planned
Development) Zoning District. Staff is recommending that this
project be deemed Categorically Exempt under CEQA. Tentative
City Council Date: June 17, 2003. Project Planner: Darcy Smith,
Planner II
Ms. Darcy Smith, Planner II, presented the staff report as follows:
· Advised that the applicants are seeking approval of a Planned Development Permit to allow
the construction of two new single-family residences on two existing lots and a Fence
Exception to allow wood trellis entry features.
· Described the site as being located on the north side of Mission Way, a 20-foot wide
private roadway off of Winchester Boulevard.
. Said that a Tentative Parcel Map was approved and a Final Map was recorded in 1999.
· Said that the proposed project meets the requirements of the R -1-6 Zoning District,
although not required to do so since it is located in a P-D (Planned Development) Zoning
District. The homes will use simple forms and the exteriors will incorporate a significant
variation of materials and colors.
· Informed that the Fence Exception is to allow wood entry trellis features and that letters of
consent have been obtained from three property owners on Mission Way. These trellis
features will not impair visibility nor be detrimental in any way.
· Recommended the adoption of two Resolutions, one Resolution recommending that
Council grant a Planned Development Permit and the second Resolution recommending
approval of a Fence Exception.
Commissioner Doorley presented the Site and Architectural Review Committee report as
follows:
· SARC reviewed this project on May 15, 2003, and was supportive.
· Stated that SARC had directed staff to explore the repaving of Mission Way and the
installation of rolled curbs.
Chair Hernandez opened the Public Hearing for Agenda Item No.2.
Mr. Terry McElroy, Applicant:
· Said that he was available for questions.
Mr. Steve Gandy, 54 Mission Way, Campbell:
· Pointed out that Mission Way is a private street and that there are concerns over the
potential for drainage issues and problems with on-street parking.
· Added that on-street parking should not be allowed.
· Said that with these new sewer connections, the repaving of the road should be considered.
Planning Commission Minutes of May 27, 2003
Page 5
· Said that the Condition for the new driveway approach appears to be ambiguous.
· Declared his support for the project and said that he was one of the neighbors who signed
off to support the Fence Exception request.
Chair Hernandez asked staff to follow up on these issues raised by Mr. Gandy.
Planner Darcy Smith:
· Advised that with the Subdivision Map in 1994, a Condition of Approval for a Grading and
Drainage Plan was imposed but deferred. That Condition is now a part of this project.
Said that drainage issues can be dealt with in several ways including vegetation and swales.
· Said that a private roadway is basically a fire lane. It is up to the owners to mark the road
against parking and to police the parking on their own, possibly signing up with a towing
company.
· Added that this is a civil matter and that the City and its Police Department cannot do
anything to enforce the parking issues on a private street. It is a good neighbor thing.
· Said that street improvements are usually required with a subdivision.
· Advised that a covenant was signed whereby the owners agree to form an Assessment
District. Council approves the Assessment District with the support of a majority of the
property owners.
· Added that the applicant has agreed to fill in potholes and cracks to make the road smooth
but that staff did not feel it would be equitable to make them pave the whole road.
· Said that under grounding the utilities off-site could be required, if equitable, but that
PG&E is too busy to underground them; therefore, the utilities will be underground on-site
but not on the street.
· Said that while a Condition of Approval says that the driveway must be made ADA
compliant, the Public Works Department believes it is already ADA compliant.
Chair Hernandez closed the Public Hearing for Agenda Item No.2.
Commissioner Alderete:
· Warned that in order for cars to be towed, the property owners would have to post signs
that refer to the appropriate Code Sections, providing the name and number for the tow
company. The curbs should be appropriately marked.
· Pointed out that these Fence Exceptions are different from many heard recently. First, they
have not yet been built. Secondly, they add to the aesthetics, features and design of the
development.
· Stated he is very much in favor of these entry trellis features.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Alderete, the Planning Commission took the following action:
1. Adopted Resolution No. 3495 recommending approval of a Planned
Development Permit (PLN2000-174) to allow the construction of two
new single-family residences on two existing lots located at 41 & 51
Mission Way; and
2. Adopted Resolution No. 3496 recommending approval of a Fence
Exception (pLN2003-53) to allow the construction of a wood entry
trellis that is 8 feet, 4 inches tall on Lot A and a trellis that is 8 feet, 3
Planning Commission MinuLvo of May 27, 2003
Page 6
inches tall on Lot B, on two existing lots located at 41 & 51 Mission
Way
3. Forwarded a recommendation for Council to find this project to be
Categorically Exempt under CEQA,
by the following roll call vote:
AYES: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and
Rocha
None
None
None
NOES:
ABSENT:
ABSTAIN:
***
Chair Hernandez read Agenda Item No.3 into the record.
3. PLN2003-41
Olivier, M & S
Public Hearing to consider the application of Michael and Cindy
Olivier for a Site and Architectural Review Permit (pLN2003-41)
to allow the conversion of 645 square feet of attic space to living
space and the addition of a 74 square foot stairway at the rear of an
existing single-family residence on property owned by Michael and
Cindy Oliver located at 540 Budd Avenue in an R-I-8 (Single
Family Residential) Zoning District. Staff is recommending that
this project be deemed Categorically Exempt under CEQA.
Planning Commission decision final in 10 calendar days, unless
appealed in writing to the City Clerk. Project Planner: Darcy
Smith, Planner II
Ms. Darcy Smith, Planner IT, presented the staff report as follows:
· Advised that the applicants are seeking a Site and Architectural Review Permit to allow the
conversion of 645 square feet of attic space into living space and the addition of a 74
square foot stairway.
· Stated that in 1995 a building permit was obtained to add living space, a new roof and attic
area.
· Said that the proposed density is below the maximum allowed.
· Said that the proposal is consistent with the San Tomas Area Neighborhood Plan.
· Informed that in January, the Community Development Director found that a second story
addition could have a potentially significant impact on the neighbors, although the 74
square foot stairway would be located at the back of the house connecting the family room
to the second floor and no proposed windows would be added to the second floor.
· Recommended approval.
Chair Hernandez asked about the legal non-conforming status of the property.
Planner Darcy Smith advised that in 1995, the owners were allowed to connect an existing
garage/shop to the house. The detached garage was already there and was simply allowed to
be connected to the house. This was done legally but created a non-conforming setback.
CAMPBELL
~
ITEM NO.2
STAFF REPORT - PLANNING COMMISSION MEETING OF
MA Y 27, 2003
Public Hearing to consider the applications of Mr. Terry McElroy and Mr.
Stephen Guzzetti for a Planned Development Permit (PLN 2000-174) to
allow the construction of two new single-family residences on two existing
lots and a Fence Exception (PLN2003-53) to allow the construction of a
wood entry trellis that is 8 feet, 3 inches tall at 41 Mission Way and a trellis
that is 8 feet, 4 inches tall at 51 Mission Way on property owned by Mr.
Terry McElroy and Mr. Stephen Guzzetti located at 41 & 51 Mission Way
in a P-D (Planned Development) Zoning District.
PLN 2000-174 &
PLN 2003-53
McElroy, T. and
Guzzetti, S.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a Planned Development Permit (PLN 2000-174) to allow the construction of
two new single-family residences on two existing lots, subject to the attached Conditions of
Approval; and,
2. Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a Fence Exception (PLN2003-53) to allow the construction of a wood entry
trellis that is 8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4 inches tall at
51 Mission Way, subject to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission recommend that the City Council finds that this
project is categorically exempt under Section 15303 Class 3 of the California Environmental
Quality Act, (New Construction or Conversion of Small Structures).
PROJECT DATA
Category
51 Mission Way- Lot A
Gross Lot Area:
Net Lot Area:
Density:
Proposed Residence:
First Floor:
Porch:
Garage:
Second Floor:
Total
Proposed
ReQuired/Allowed
.12 acres (5,310 sq. ft.)
.11 acres (4,720 sq. ft.)
8.2 units/gross acre
N/A
N/A
14-20 units/gross acre
1,094 sq. ft.
217 sq. ft.
430 sq. ft.
935 sq. ft.
2,676 sq. ft.
200 square ft. min.
Staff Report - Planning Commission Meeting of May 27, 2003
PLN 2000-174 & PLN 2003-53 -41 & 51 Mission Way
Building Coverage:
Floor Area Ratio:
Parking Provided:
Building Height:
41 Mission Way- Lot B
Gross Lot Area:
Net Lot Area:
Density:
Proposed Residence:
First Floor:
Porch:
Second Floor:
Detached Garage:
Total
Building Coverage:
Floor Area Ratio:
Parking Provided:
Building Height:
36.9% (1,741 sq. ft.)
.52
2 covered & 2 uncovered
25 ft.
.16 acres (6,890 sq. ft.)
.14 acres (6,180 sq. ft.)
5.7 units/gross acre
1,160 sq. ft.
99 sq. ft.
1,042 sq. ft.
450 sq. ft.
2,751 sq. ft.
27.7% (1,709 sq. ft.)
.43
2 covered & 2 uncovered
26 ft.
Page 2 of 4
N/A
N/A
2 spaces (1 covered)
N/A
N/A
N/A
14-20 units/gross acre
200 square ft. min.
N/A
N/A
2 spaces (1 covered)
N/A
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of two new single-family residences on two existing lots and a Fence
Exception to allow the construction of a wood entry trellis that is 8 feet, 4 inches tall on Lot A
and a trellis that is 8 feet, 3 inches tall on Lot B. The project site is located on the north side of
Mission Way, which is a twenty-foot wide private roadway located on the west side of South
Winchester Boulevard between Rincon A venue and Cherry Lane.
Background: In May 1994, a Tentative Parcel Map was approved to split an existing lot with two
residences into two lots. The Final Parcel Map was recorded in 1999. The lots are currently
developed with older single-family residences.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Medium
Density Residential, which permits residential development with a range of 14 to 20 units per
gross acre. The density of the proposed project is 5.7 units per gross acre for 41 Mission Way and
8.2 units per gross acre for 51 Mission Way, which falls below the maximum permitted density
for the site. A maximum of two units could be considered at 41 Mission Way and three units at
51 Mission Way at the maximum permitted density.
The proposed project complies with the following General Plan Land Use Element policies and
strategies:
Staff Report - Planning Commission Meeting of May 27,2003
PLN 2000-174 & PLN 2003-53 - 41 & 51 Mission Way
Page 3 of 4
Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian friendly
residential neighborhoods with identifiable centers and consistent development patterns and a
range of public and private services.
Strategy LUT-5.2a: Neighborhood Compatibilitv: Promote new residential development and
substantial additions that are designed to maintain and support the existing character and
development pattern of the surrounding neighborhood, especially in historic neighborhoods
and neighborhoods with consistent design characteristics.
Policy LUT-9.3: Design and Planning Compatibilitv: Promote high quality, creative design
and site planning that is compatible with surrounding development, public spaces and natural
resources.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality
building materials on all buildings to ensure the long-term quality of the built environment.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
Under the P-D Zoning Ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the residences. The proposed project would be consistent with
the Zoning Code with approval of a Planned Development Permit. The proposed residences meet
the height limitation, building coverage, side, rear and front setbacks, and parking requirements
of the R-I-6 (Single-family Residential) Zoning District.
Site Layout and Architecture: The site plans propose the construction of two single-family
residences on individual lots. The residence at 41 Mission Way would be 2,202 square feet with
a 450 square-foot detached garage, resulting in a building coverage of 27.7% and an FAR of
0.43. The residence proposed at 51 Mission Way consists of 2,029 square feet of living space and
a 430 square-foot attached garage, resulting in a building coverage of 36.9% and an FAR of 0.52.
The garages are setback from the front building wall of the homes to de-emphasize the
appearance of the garages. Both lots have ample backyard open space areas.
The proposed residences each have distinctive craftsman style designs and well-articulated
features. The designs include simple rectangular shaped forms, simple gabled roof lines, wood
window trim, divided double-hung windows, and attractive front porches. The exterior elevations
have significant variations with different rooflines, front entry treatments, window styles, and
exterior materials and colors.
The residence at 41 Mission Way has round columns, decorative brick wainscoting, and an
attractive wood trimmed window box on the front elevation. The entire exterior would be
horizontal wood siding with high definition composition roof tiles. The applicant proposes a light
beige color for the body and an off white trim color.
The residence at 51 Mission Way has a large front porch with tapered wood columns, brick
detailing on the edges of the porch, decorative wood brackets, and wood shingle siding on the
gable ends. The exterior consists of light brown horizontal wood siding and cream-colored
Staff Report - Planning Commission Meeting of May 27, 2003
PLN 2000-174 & PLN 2003-53 -41 & 51 Mission Way
Page 4 of 4
stucco. The trim would be a dark sage green color. The roof material consists of high definition
composition shingles.
Fence Exception: The applicant has submitted a fence exception to allow the construction of a
wood entry trellis' along the front property line that is 8 feet, 3 inches tall at 41 Mission Way and
a trellis that is 8 feet, 4 inches tall at 51 Mission Way. The remaining fencing on-site will not
exceed the maximum permitted height. The entry trellis' are attractive and are complementary
with the craftsman-style character of the new residences. Because Mission Way does not have a
rolled curb or sidewalks, the fences and entry trellis' help to delineate the properties from the
roadway. Letters of consent have been submitted from the three property owners on Mission
Way. In accordance with the findings specified in the fence provisions of the Zoning Ordinance,
staff finds that the requested fence exception would not impair pedestrian or vehicular safety,
would result in a more desirable site layout, and would not be detrimental to the neighborhood or
City.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of May 15, 2002. The Committee was supportive of the
proposed project and fence exception. They directed staff to explore the issue of requiring the
repaving of Mission Way and the installation of a rolled curb.
Attachments:
1. Findings for Recommending Approval of File No. PLN 2000-174 (Planned Development
Permit)
2. Findings for Recommending Approval of File No. PLN 2003-53 (Fence Exception)
3. Recommended Conditions of Approval for File No. PLN 2000-174 (Planned Development
Permit)
4. Recommended Conditions of Approval for File No. PLN 2003-53 (Fence Exception)
5. Exhibits (Site Plan, Floor Plans & Elevations)
6. Applicant's Statement and Development Schedule
7. Letter of Request for Fence Exception
8. Letters of Consent for Fence Exception
9. Location Map
Prepared by: ])Ocl\~ S(()~
Darcy Sm h, Planner II
Approved b .
Attachment #1
FINDINGS FOR RECOMMENDING APPROVAL OF FILE NO. PLN 2000-174
(PLANNED DEVELOPMENT PERMIT)
SITE ADDRESS: 41 & 51 Mission Way
APPLICANT: Stephen Guzzetti & Terry McElroy
DATE: May 27,2003
Pindin~s for Recommending Approval of a Planned Development Permit to allow the
construction of two new sin~le-family residences on two existin~ lots at 41 and 51 Mission Way.
The Planning Commission finds as follows with regard to Pile No. PLN 2000-174:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Medium Density Residential for the project site.
2. The density of the proposed project is 5.7 units per gross acre for 41 Mission Way and 8.2
units per gross acre for 51 Mission Way, which falls below the maximum permitted density
for the site.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residences meets the height limitation, building coverage, side, rear and front
setbacks, and parking requirements of the R-I-6 (Single-family Residential) Zoning District.
5. The site plans propose the construction of two single-family residences on individual lots.
The residence at 41 Mission Way would be 2,202 square feet with a 450 square-foot detached
garage, resulting in a building coverage of 27.7% and an FAR of 0.43. The residence
proposed at 51 Mission Way consists of 2,029 square feet of living space and a 430 square-
foot attached garage, resulting in a building coverage of 36.9% and an FAR of 0.52
6. The proposed residences each have distinctive craftsman style designs and well-articulated
features. The designs include simple rectangular shaped forms, simple gabled roof lines,
wood window trim, divided double-hung windows, and attractive front porches. The exterior
elevations have significant variations with different rooflines, front entry treatments, window
styles, and exterior materials and colors.
7. The project qualifies as a Categorically Exempt project per Section 15303(a), Class 3 (New
Construction or Conversion of Small Structures) of the Califomia Environmental Quality Act
(CEQA).
Findings for Recommending Approval- Planning Commission Meetmg of May 27,2003
PLN 2000-174 - 41 & 51 Mission Way Page 2 of 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
I. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts ofthe project.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
Attachment #2
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PLN 2003-53 (FENCE
EXCEPTION)
SITE ADDRESS:
APPUCANT:
DATE:
41 & 51 Mission Way
Stephen Guzzetti & Terry McElroy
May 27,2003
Findings for Recommending Approval of a Fence Exception to allow the construction of a wood entrv
trellis that is 8 feet. 3 inches tall at 41 Mission Wav and a trellis that is 8 feet. 4 inches tall at 51 Mission
Wav.
Based on the evidence presented, the Planning Commission finds as follows with regard to File
No. PLN 2003-53:
1. The fence exception at 41 Mission Way consists of an entry trellis that is 8 feet, 3 inches
tall.
2. The fence exception at 51 Mission Way consists of an entry trellis that is 8 feet, 4 inches
tall.
3. The entry trellis' are attractive and are complimentary with the craftsman-style character of
the new residences. Because Mission Way does not have a rolled curb or sidewalks, the
fences and entry trellis' help to delineate the properties from the roadway.
4. Letters of consent have been submitted from the property owners on Mission Way.
5. The project qualifies as a Categorically Exempt project per Section 15303(e), Class 3 (New
Construction or Conversion of Small Structures) of the California Environmental Quality
Act (CEQA).
Based on the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The fence exception does not impair vehicular or pedestrian safety.
2. The fence exception results in a more desirable site layout.
3. The fence exception will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of the City.
4. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
5. The fence exception will not be detrimental or injurious to property and improvements in
the neighborhood or to the general welfare of the City.
Attachment #3
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-174
(PLANNED DEVELOPMENT PERMIT)
SITE ADDRESS: 41 & 51 Mission Way
APPUCANT: Stephen Guzzetti & Terry McElroy
DATE: May 27, 2003
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances 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. 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 items under review.
Additionally, the applicant is hereby notified that (s)he 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 approval to construct two single-family residences at
41 & 51 Mission Way. The building and site design shall substantially conform to the project
exhibits listed below, except as may be modified by the Conditions of Approval herein:
a. Set of architectural plans prepared by Britt Rowe received on May 1, 2003, including
building elevations, floor plans and a site plan.
b. Set of landscaping plans prepared by David R. Fox and Company received on May 1, 2003,
including fencing plans.
c. Color elevations and materials board submitted by the applicant on May 1, 2003.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect to the Planning Division, prior to the issuance
of building permits, for review and approval by the Community Development Director for
compliance with all applicable Conditions of Approval, ordinances, laws and regulations.
3. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The driveway shall consist of bomanite or other decorative. The pavement
design shall be reviewed and approved by the Community Development Director prior to
issuance of building permits for the project.
4. Fences: All fencing shall comply with Section 21.59.090 of the Campbell Municipal Code
unless otherwise approved under a Fence Exception.
Recommended Conditions of Approval- Planning Commission Meeung of April 23, 2002
PLN 2000-174 -41 & 51 Mission Way Page 2 of 4
5. Propertv 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, and be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
6. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
7. Sanitarv Sewer: A sanitary sewer system shall be installed to serve 41 & 51 Mission Way in
conformance with the standards of the West Valley Sanitation District.
8. Planned Development Permit Expiration: The Planned Development Permit approval shall be
valid for a period of one year from the date of final City Council approval. Within this one-
year period, a building permit must be obtained and construction completed one year
thereafter or the Planned Development Permit shall be void.
9. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
10. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including garage doors, window trim, and exterior door
schedules.
11. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
12. Paint Colors: Final color approval shall be subject to field review and approval by the
Community Development Director.
13. Mission Wav Improvements: Subject to receiving permission from the applicable property
owner of Mission Way, the applicant shall complete the following improvements prior to the
issuance of a Certificate of Occupancy for the last dwelling unit. The improvements shall
include the following:
a. Repair potholes and cracks in the roadway surface to create a smooth asphaultic
roadway surface;
b. Construction of new ADA compliant driveway approach on South Winchester Blvd;
and,
Recommended Conditions of Approval- Planning Commission Meeung of April 23, 2002
PLN2000-174-41 &51 Mission Way Page3of4
c. Relocation, installation, and removal of private and public utilities, as deemed
necessary by the Community Development Director and Public Works Director.
Building Division:
14. Permits Required: A building permit application shall be required for each proposed new
single-family dwelling unit. The building permit shall include
ElectricallPlumbing/Mechanical fees when such work is part of the permit.
15. 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.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
18. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
19. 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. Basis for determining elevations shall be clearly
noted.
20. 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
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:
d. pad elevation
e. finish floor elevation (first floor)
f. foundation comer locations
21. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. Calculations on 8Y2 by 11 size paper shall
also be submitted.
22. Special Inspections: When a special inspection is required by U.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
Recommended Conditions of Approval - Planning Commission Meellng of April 23, 2002
PLN 2000-174 - 41 & 51 Mission Way Page 4 of 4
with D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
23. Water Pollution: 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" X 36") is available at the Building Division service counter.
24. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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.
Applicant should also consult with P.G. and E. concerning utility easements, distribution pole
locations and required conductor clearances.
25. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. 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)
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.
FIRE DEPARTMENT
26. Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in
width.
27. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
Attachment #4
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN 2003-53
(FENCE EXCEPTION)
SITE ADDRESS: 41 & 51 Mission Way
APPUCANT: Stephen Guzzetti & Terry McElroy
DATE: May 27, 2003
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances 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. 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 items under review.
Additionally, the applicant is hereby notified that (s)he 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. Proiect Approval: Project approval shall substantially comply with the Fencing Plan and
Elevations prepared by David R. Fox and Company received by the Planning Division on
May I, 2003. A fence exception is granted to allow the construction of a wood entry trellis
that is 8 feet, 3 inches tall at 41 Mission Way and a trellis that is 8 feet, 4 inches tall at 51
Mission Way. This approval shall only be valid in conjunction with an approved Planned
Development Permit (PLN 2000-174).