Site and Arch - New SFR - 2004ti,
MEMORANDUM
To: Melinda Denis,
anner I, Comm. Development Dept.
'~
From: a emsley
De uty City Clerk
Date: Ja ary 6, 2005
Subject: Public Hearing to consider PD Permit (PLN 2004-105) - 90 N. Second
Street -Holly Hartman of Hometec Architecture on behalf of Joseph and
Olga Moore
At the regular meeting of January 4, 2005, the City Council held a public hearing to
consider the application of Ms. Holly Hartman of Hometec Architecture, on behalf of
Joseph and Olga Moore for a Planned Development Permit (PLN 2004-105) to allow
the construction of a new two-story single-family residence on property located at 90
N. Second Street.
After discussion and deliberation, the City Council took the following action:
1. Adopted Resolution No. 10439 approving a Planned Development Permit (PLN
2004-205) to allow the construction of a new two story single-family residence on
property located by Mr. Joseph Moore located at 90 N. Second Street in a PD (Planned
Development) Zoning District, incorporating findings and subject to the Conditions of
Approval.
A certified copy of this Resolution, together with a copy of the follow-up notification to
Ms. Hartman is attached for your records.
Attachment:
RESOLUTION NO. 10439
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2004-105) TO ALLOW THE CONSTRUCTION OF A NEW TWO-
STORY SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY
MR. JOSEPH MOORE LOCATED AT 90 N. SECOND STREET IN A P-
D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION
OF MS. HOLLY HARTMAN, ON BEHALF OF MR. JOSEPH MOORE.
FILE NO. PLN2004-105.
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 PLN2004-105:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Low Density Residential for the project site.
2. The density of the proposed project is 5.5 units per gross acre, 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 residence meets the height limitation, building coverage, side, rear and front
setbacks, and parking requirements of the R-1-6 (Single-family Residential) Zoning District.
5. The site plans propose the construction of a new two-story single-family residence on an
existing lot. The residence would consist of a 3,055 square feet of living space with a 409
square-foot detached garage and 115 square foot covered porch, resulting in a building
coverage of 35% and a Floor Area of 51%.
6. The proposed residence has a distinctive craftsman style design and well-articulated features.
The design includes simple rectangular shaped forms, simple gabled roof lines, wood
window trim, divided double-hung windows, and an attractive front porch.
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
PLN2004-105 - 90 N. Second Street New Single-Family Residence
Page 2
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
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 City Council approves a Planned
Development Permit (PLN2004-105) to allow the construction of a new two-story single-family
residence on property owned by Mr. Joseph Moore located at 90 N. Second Street in a P-D
(Planned Development) Zoning District, 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.
City Council Resolution
PLN2004-105 - 90 N. Second Street New Single-Family Residence
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted to construct a new two-story single-family residence
at 90 N. Second Street. The building and site design shall substantially conform to the project
exhibits listed below, except as maybe modified by the Conditions of Approval herein:
a. Revised architectural plans prepared by Hometec Architecture and received by the
Planning Division on December 1, 2004, including a site plan, floor plan, and elevations.
b. Color elevation prepared by Hometec Architecture and received by the Planning Division
on September 8, 2004.
2. 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.
3. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.28 (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 21.18.060 of the Campbell Municipal Code
unless otherwise approved under a Fence Exception.
5. Trees: The applicant shall plant four (4) 24" box trees at the rear of the property along the
eastern property line. The location and species of the trees shall be shown on the Site Plan
that shall be reviewed by the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The trees shall be installed
prior to the issuance of a Certificate of Building Occupancy.
6. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, and be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
7. On-site li ting: 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.
City Council Resolution
PLN2004-105 - 90 N. Second Street-New Single-Family Residence
Page 4
8. 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.
9. 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 to the Community Development Director for review and approval.
10. Paint Colors: Final color approval shall be subject to field review and approval by the
Community Development Director.
11. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Building Division:
12. Permits Required: A building permit application shall be required for the proposed new
dwelling. The building permit shall include ElectricaUPlumbing/Mechanical fees when such
work is part of the permit.
13. 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.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
16. 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.
17. 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.
18. 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
City Council Resolution
PLN2004-105 - 90 N. Second Street New Single-Family Residence
Page 5
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
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. Calculations on 8'/2 by 11 size paper shall
also be submitted.
20. Special InsQections: 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.
21. 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.
22. 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.
23. 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.
d. Bay Area Air Quality Management District (Demolitions Only)
City Council Resolution
PLN2004-105 - 90 N. Second Street New Single-Family Residence
Page 6
PUBLIC WORKS DEPARTMENT
24. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
25. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The plans shall include the following:
a. Removal of curb, gutter, existing driveway approach, and related sidewalk.
b. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
c. Installation of pavement overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
d. Installation of City approved street trees at 40 feet on center.
e. Construction of conforms to existing public and private improvements, as necessary.
26. Occupancy:, Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
27. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of--way line.
28. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
29. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
30. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation of
abandonment. Streets that have been resurfaced within the previous five years will require
boring and jacking for all new utility installations. North Second Street received a rubber
City Council Resolution
PLN2004-105 - 90 N. Second Street New Single-Family Residence
Page 7
cape seal in 1999. The pavement restoration plan shall indicate how the street pavement shall
be restored following the installation or abandonment of all utilities necessary for the project.
31. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre, which is
$300.00.
PASSED AND ADOPTED this 4th day of January , 2005, by the following roll call
vote:
AYES: COLTNCILMEMBERS: Burr, Hernandez, Furtado, Watson, Kennedy
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: ,.,,,,,~~ _
ATTEST:
Anne Bybee, City Clerk
ane P. Kennedy, Mayor
4'~!E t(i'04N.O INS7'@FEt4Q~3'iT ~ A r
AkD .t'OR1~i'YT (XJPY OF ~i~
Q PlL~ tt+l TM18 Qf~fle'E.
ANI~ BYL~E. CITY GET1I