PD Permit & Parcel Map - 2001MEMORANDUM
To: Tim Haley
Associate Planner, Community Development Dept.
From: Ja emsley
De uty City Clerk
Date: February 20, 2002
Subject: Approval of a Planned Development Permit (PLN 2001-139) to allow the
construction of a second residence and approval of a Tentative Parcel
Map (PLN 2001-140) to create two residential parcels on property
located at 132 Sunnyside Avenue
At the regular meeting of February 19, 2002, the City Council held a public hearing to
consider approval of an application of Mr. Tom Black for approval of a Planned
Development Permit (PLN 2001-139) to allow the construction of a second residence
and approval of a Tentative Parcel Map (PLN 2001-140) to create two residential
parcels of property located at 132 Sunnyside Avenue.
Following due discussion and consideration, the City Council took the following action:
1. Adopted Resolution No. 9982 approving a Planned Development Permit (PLN
2001-139) to allow the construction of a new single family residence on
property located at 132 Sunnyside Avenue in a P-D (Planned Development
Zoning District), incorporating findings and subject to the Conditions of
Approval; and
2. Adopted Resolution No. 9983 approving a Tentative Parcel Map (PLN 2001-
140) to create two lots on property located at 132 Sunnyside Avenue in a PD
Zoning District, incorporating findings and subject to the Conditions of
Approval.
A certified copy of Resolution 9982 and 9983 is attached for your records. A copy
of the letter to the applicant, in follow up to the City Council's action, is also
attached.
.oF'~AMA
~ ~
U r
F " ~:
~'pCN ARO
CITY of CAMPBELL
City Clerk's Office
February 20, 2002
Mr. Tom Black
132 Sunnyside Avenue
Campbell, CA 95008
Dear Mr. Black:
At the regular meeting of February 19, 2002, the City Council held a public hearing to
consider your application for approval of a Planned Development Permit (PLN 2001-139) to
allow the construction of a second residence and a Tentative Parcel Map (PLN 2001-140) to
create two residential parcels on property located at 132 Sunnyside Avenue.
After hearing public testimony, and City Council consideration and discussion, the City
Council took the following action:
1. Adopted Resolution 9982 upholding the Planning Commission's recommended approval
of a Planned Development Permit (PLN 2001-139) to allow the construction of a
second residence, incorporating the findings, and subject to the Conditions of Approval
for property located at 132 Sunnyside Avenue; and
2. Adopted Resolution 9983 upholding the Planning Commission's recommended approval
of a Tentative Parcel Map (PLN 2001-140), to create two residential parcels on
property located at 132 Sunnyside Avenue, incorporating findings, and subject to the
Conditions of Approval.
A certified copy of Resolution 9982 and Resolution 9983 is enclosed for your records.
Continued ...
70 North First Street ~ CamPbcll, California 95008.1423 ~ rr--~_ 408.866.2117 ~ rat 408.374.6889 ~rui~ 408.866.279(1
Page 2
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Tim Haley, Associate Planner, Community Development
Department.
Sincerely,
' ~_C ~z ~-
Anne Bybee
City Clerk
Enc.
cc. Tim Haley, Associate Planner, Comm. Develop. Dept.
Phil Auger, Mission Engineers, 355 Reed Street, Santa Clara, CA 95050
RESOLUTION NO. 9982
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN2001-139) TO ALLOW THE CONSTRUCTION OF A
NEW SINGLE FAMILY RESIDENCE ON PROPERTY LOCATED
AT 132 SUNNYSIDE AVENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
TOM BLACK. FILE NO. PLN2001-139.
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 PLN2001-139:
1. The proposed density of 7.4 units per gross acre is within the density allowance of 6-13 units
per gross acre permitted in the Low-Medium Density Residential General Plan land use
designation.
2. The proposed project is consistent with the General Plan.
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
4. The site plan proposes the construction of a second detached residence on an individual lot.
The proposed residence takes vehicular access by a 12-foot wide driveway along the western
property line. Each of the units has a private rear yard with a depth ranging from five feet to
thirty feet. Proposed landscaping will occupy approximately 52% of the project site.
5. The project provides 7 on-site parking spaces, where 7 spaces are required.
6. The completed project would consist of two residences covering 30.8% of the lot with
buildings, 16.8 % with paving, and 52.4% with landscaping.
7. The project will have a floor area ratio of .46.
8. The proposed project is surrounded by other residential uses, with single-family residential
and townhomes to the north, west and east, and a vacant parcel to the south.
9. The proposed massing and design is consistent with other developments in the surrounding
area.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. 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.
City Council Resolution
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 2
2. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
3. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
4. The proposed development or uses clearly would result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
5. 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.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2001-139) to allow the construction of a new single-family residence
on property located at 132 Sunnyside Avenue, subject to the following conditions of approval:
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. Approved Project: Approval is granted to construct a second residence on the project site.
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 plans prepared by Mission Engineering received on November 29, 2001, including
building elevations, and a site plan.
a. Color elevations and materials board submitted by the applicant on November 29, 2001.
b. Tentative Parcel Map prepared by Mission Engineering submitted on January 10, 2002.
c. The Planned Development Permit approval shall expire and be void one year from the
date of final approval, unless, a building permit is obtained. Construction must be
completed one year thereafter or the Planned Development Permit shall be void.
2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the
Planning Division, prior to the issuance of building permits, for review and approval by the
City Council Resolution
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 3
Community Development Director for compliance with all applicable conditions of approval,
ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan
already submitted and the City's Water Efficient Landscaping Standards (WELS).
b. All trees shall be 24-inch box size and all shrubs shall be a minimum 5 gallon size.
c. Landscaping plan to include a combination of trees, shrubs and ground cover to provide a
traditional residential landscape concept. Plantings to be installed along the proposed
driveway and to be provided in private yard spaces to ensure privacy and screening to
adjacent uses.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code. Driveway to be bordered with turf blocks.
b. The applicant shall provide colored concrete within the driveway and uncovered parking
spaces. The pavement design shall be reviewed and approved by the Community
Development Director prior to issuance of building permits for the project.
4. Park Impact Fee: A park impact fee of $7,035 per unit or the fee in effect at the time of
occupancy is due upon development of the site. Credit in the amount of $10,990 will be
given for the existing single-family residence. Prior to recordation of the final parcel map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
5. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
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, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Community Development Director.
8. 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.
City Council Resolution
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 4
Building Division:
9. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
13. 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.
14. 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.
15. 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
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1 Rshall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as
well.
17. 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
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special hlspection forms from
the Building Inspection Division Counter.
City Council Resolution
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 5
18. 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.
19 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
20. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
GPM at 20 psi residual pressure. The required fire flow is available from area water mains
and fire hydrant(s), which are located at the required spacing.
21. Required Access to Water Suppl (Hydrants): Portions of the structure(s) are greater than
150 feet of travel distance from the centerline of the roadway containing public fire hydrants.
Provide an approved fire sprinkler system throughout all portions of the building. Note:
Either a full width complying driveway is to be provided OR, the residence shall be provided
with an approved residential fire sprinkler system.
22. Fire Apparatus(Engine) Access Driveway Required: Provide an access driveway with a
paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of l 3
feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15°/0. Installation shall conform to Fire Department Standard Details and
Specifications sheet D-1.
23. 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.
PUBLIC WORKS DEPARTMENT
24. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
City Council Resolution
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 6
25. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
the site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
26. Public Service Easement and Sidewalk Easement• Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
a five (5) foot Public Service Easement and Sidewalk Easement on private property
contiguous with the public right-of--way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
27. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
28. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
29. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the 1~ final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as required
by the City Engineer in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for anon-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel 1;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements, as necessary.
30.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.
31. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
32. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
City Council Resolution
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 7
33. 11r;i;tTInstallat;nn plar,• Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
34. C'Trarling and T~ra;nagP Plan• Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
35. ~tnrm nr ;,, ea FPP• Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
36. ~tnrm Water Pnilnti~Pre~,ntion 1\~rP~~>>rP~• Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this Condition of Approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED A
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST
ND ADOPTED this 19tH
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
~,
Anne Bybee,~City Clerk
T~ FOREQn~1A1Q IRI3F,ra~J%~.;'.ry~RT 6S A
ARID CORRCC7 COP°; C3;' '~pIL= O TRH
Ot(I FILE fR1 'e'rll? R1~N1~1~}.
AT 6T: AA1R!% ^y;?.EE, Ct9'y GL,Et;K Cf1'1P
OF AMF~E3ELL, CAIIFpR{V4~
day of February , 2002, by the following roll call
Dean, Burr, Kennedy, Furtado, Watson
None
None
None
APPROVED: ~~~'~
J anette Watson. Mav~r
~,: ; F ~l_v~o
RESOLUTION NO. 9983
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A TENTATIVE PARCEL MAP
(PLN2001-140) TO CREATE TWO LOTS ON PROPERTY
LOCATED AT 132 SUNNYSIDE AVENUE IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
TOM BLACK. FILE NO. PLN2001-140.
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 PLN2001-140:
1. The proposed creation of two residential parcels is consistent with the General Plan.
2. The proposed Parcel Map is consistent with the Planned Development Zoning Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The tentative parcel map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
5. The proposed subdivision will divide an existing residential lot into two lots, increasing the
number of available residential lots.
6. The proposed density of 7.4 units per gross acre is within the density allowance of 6-13 units
per gross acre permitted in the Low-Medium Density Residential General Plan land use
designation.
7. The square footage of the new lots will be 4,726 square feet (Parcel 1) and 5,424 square feet
(Parcel 2).
8 The configuration of the new lots will be front lot (Parcel 1) and flag lot (Parcel 2).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed tentative parcel map is consistent with the General Plan.
2. The proposed tentative parcel map does not impair the balance between the housing needs of
the region and the public service needs of its residents and available fiscal and environmental
resources.
City Council Resolution
PLN2001-140 - 132 Sunnyside Avenue -Tentative Parcel Map -Two Lots
Page 2
3. The design of the tentative parcel map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities
4. The development and uses would be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative Parcel
Map (PLN2001-140) to create two lots on property located at 132 Sunnyside Avenue, 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. Approved Project: Approval is granted for a Tentative Parcel Map to create a second
residential lot to be located at 132 Sunnyside Avenue. Project approval shall substantially
comply with the project plans prepared by Mission Engineers, Inc, dated 1/10/02, except as
modified by the Conditions of Approval herein. Tentative map approval is valid for a period
of two years from the date of approval and shall expire unless an extension of approval is
granted.
2. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Tentative Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
3. Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $7,035 per unit
prior to issuance of a certificate of building occupancy for each unit. Credit shall be given
for the existing single-family residence on the property.
4. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
City Council Resolution
PLN2001-140 - 132 Sunnyside Avenue -Tentative Parcel Map -Two Lots
Page 3
PUBLIC WORKS DEPARTMENT
5. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
6. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
the site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
7. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
a five (5) foot Public Service Easement and Sidewalk Easement on private property
contiguous with the public right-of--way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
8. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the Final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as required
by the City Engineer in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for a non-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel 1;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements. as necessary.
11. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) acid Sewer
Cleanout(s) shall be installed on private property behind the public right-of--way line.
12. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
City Council Resolution
PLN2001-140 - 132 Sunnyside Avenue -Tentative Parcel Map -Two Lots
Page 4
13. LTtilitiPC• All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
14. T Tt;1;t; .Tnst~lati~n Plan• Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of alp utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
15. rTra ing and 1~rainage._P_lau: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
16. ~tprm T~ra;n Area FPP• Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
17, Rtnrm Water Po1_lut~an~v~ntio~.11[ieasurP~• Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this Condition of Approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED AND ADOPTED this lath
vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
ATTEST
/" ~,
~~ /
-T
Anne Bybee, City Clerk
day of February , 2002, by the following roll call
Dean, Burr, Kennedy, Furtado, Watson
None
None
None
APPROVED: %'-`~-'-~.
Jea ette Watson, Mayor
~~~¢ ~RFG^IwIG IMS(P+!' c6dP 13 A TRUE
RNC CORR[CT CSR YHE QRKitNAI
OW FILE IN THIS ;~a+'~C:;.
k~T£ST: AM1ENE (3YF_'EE, CSTY CLERK, CITY
PF3tLL, 1w/v ~rvn~e.,,-e. ~ ~~
~~
6. Authorization to Submit an Application for the Riparian and Riverine Hai~:tat
Grant Program (Resolution/Roll Call Vote)
Resolution 9981 authorizes an application for grant funds from the Riparian and
Riverine Habitat Program under the Safe Neighborhood Parks, Clean Water, Clean
Air, and Coastal Protection Bond Act of 2000.
M/S: DeanBurr - to approve the Consent Calendar. Motion adopted by the following
roll call vote:
AYES: Councilmembers: Dean, Burr, Kennedy, Furtado, Watson
NOES: Councilmembers: None
ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
7. Application of Tom Black for a Planned Development Permit tPLN2001-139) to
allow the construction of a new single-family residence and a Tentative Parcel Map
(PLN2001-140) to create two lots on property located at 132 Sunnyside Avenue in a
PD (Planned Development) Zoning District (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Tom Black
for a Planned Development Permit (PLN2001-139) to allow the construction of a new
single-family residence and a Tentative Parcel Map (PLN2001-140) to create two lots
on property located at 132 Sunnyside Avenue in a PD (Planned Development) Zoning
District.
Senior Planner Bradley -Staff Report dated February 19, 2002.
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Watson closed the public hearing.
M/S: Kennedy/Dean -that the City Council adopt Resolution 9982 approving a
Planned Development Permit (PLN 2001-139) to allow the construction of a new
single family residence on property located at 132 Sunnyside Avenue in a PD
(Planned Development) Zoning District incorporating Findings and subject to
Conditions of Approval, and adopt Resolution 9983 approving a Tentative Parcel
Map (PLN 2001-140) to create two lots on property located at 132 Sunnyside
Avenue in a PD (Planned Development) Zoning District incorporating Findings and
subject to Conditions of Approval. Motion adopted by the following roll call vote:
Minutes of 2/19/2002 City Council Meeting 3
AYES: Councilmembers: Dean, Burr, Kennedy, Furtado, Watson
NOES: Councihnembers: None
UNFINISHED BUSINESS
There were no agendized items.
COUNCIL COMMITTEE REPORTS
8. City Councihnember Reports
--Councihnember Kennedy distributed copies of summary minutes from the
February 2, 2002 VTA Board of Directors Meeting.
--Mayor Watson reported on the Early Settlers' Day Reunion held on February
18th.
BOARDS AND COMMISSIONSI
9. Approval of Second Street Garage Public Art
Administrative Analyst Popovic -Staff Report dated February 19, 2002.
Following discussion, M/S: DeanBurr - to approve the final artwork design for
the Second Street Garage Public Art selecting panels 1, 4, 5, 6, 7 and 9 as
illustrated in the Staff Report with modification to Panel 4 and 7. Motion adopted
unanimously.
10. Park and Recreation Commission Goals and Objectives for 2002
Recreation and Community Services Director Cauthorn -Staff Report dated February
19, 2002.
M/S: Dean/Kennedy -that the City Council approve the Park and Recreation
Commission Goals and Objectives for 2002. Motion adopted unanimously.
11. Civic Improvement Commission Goals and Objectives for 2002
Administrative Analyst II Bito -Staff Report dated February 19, 2002.
Councilmember Dean suggested that a phone buddy network be developed in
conjunction with Civic Improvement Commission Goal and Objective #5 to enable
senior adults to contact each other for daily welfare checks.
Minutes of 2/19/2002 City Council Meeting 4
city
Council
ITEM NO:
CATEGORY:
MEETING DATE:
~.
Public Hearing
February 19, 2002
Report
TITLE Application of Mr. Tom Black for approval of a Planned Development
Permit (PLN2001-139) to allow the construction of a second residence and
approval of a Tentative Parcel Map (PLN2001-140) to create two (2)
residential parcels on property located at 132 Sunyside Avenue.
CITY COUNCIL ACTION
The Planning Commission recommends that the City Council take the following:
1. Adopt a Resolution upholding the Planning Commission's recommended approval of a
Planned Development Permit (PLN2001-139) to allow the construction of a second
residence, incorporating the attached findings and subject to the attached Conditions of
Approval; and
2. Adopt a Resolution upholding the Planning Commission's recommended approval of the
Tentative Parcel Map (PLN2001-140), incorporating the attached findings and subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3(b) of the California
Environmental Quality Act (Section et seq. of the California Public Resources Code) pertaining
to New Construction of Small Structures; therefore, no environmental action is required. Class
3(b) includes duplexes and similar structures designed for not more than six dwelling units in
urbanized areas. (Project accepted as complete 12/29/01)
BACKGROUND
The applicant is requesting approval of a Planned Development Permit (PLN2001-139) to allow
the construction of a second residence on the reaz portion of an existing residential lot and
approval of a Tentative Parcel Map to create two residential parcels on property located at 132
Sunnyside Avenue. The subject property is located on the south side of Sunnyside Avenue
between Industrial Way and the Union Pacific Railroad right-of--way. The southern boundary of
the property is a ten (10) foot wide alleyway, which is shared with properties facing Kennedy
Avenue.
The project site currently is improved with asingle-family house and detached garage, which
would be retained along the Sunnyside Avenue frontage. The retained residence is listed on the
1984 Historical Resource Inventory.
City Council Report
PLN2001-139/140 - 132 Sunnyside Avenue -Planned Development Permit/Parcel Map
The Planning Commission, at its meeting of January 22, 2002, forwarded a recommendation to
the City Council by a 4-2-1 vote (one commissioner was absent) to approve the proposed project.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low -
Medium Density Residential (6-13 units per gross acre). The proposed project will be developed
at a density of 7.4 units per gross acre, which is consistent with the planned density range for the
site. A maximum of three dwelling units could be considered under this density range.
The project site is located within an area subject to the Downtown Neighborhood Development
Policies. These guidelines encourage the treatment of new development that maintains the "small
town" character of the residential neighborhood surrounding Campbell's traditional downtown
area. Specifically, the guidelines encourage development which is compatible in scale to the
existing neighborhood, uses traditional building features including porches and direct entries
facing public streets, has a detached building format, and includes sufficient front yard
landscaping and private useable yard areas. The proposed plans incorporate these features.
Planned Development Permit: The Planned Development Permit will allow for the construction
of a second residence in the reaz portion of the project site, incorporating the site plan and
elevations as part of the P-D Permit approval.
Site Design: The site plan proposes the construction of a second residence to the rear of the
existing residence and detached gazage. The two residences take vehiculaz access via driveways
that access Sunnyside Avenue. The proposed residence will provide a minimum setback of five
(5) feet for the first story portions of the residence and a minimum setback of seven to sixteen (7
to 16) foot for the second story portions along the side and rear property lines. The front lot (Lot
1) will retain a 25-foot front yazd setback from Sunnyside Avenue and will provide a 936 square
foot private yard area. The rear lot (Lot 2) will have a 26-foot front yard setback and will
provide a 740 squaze foot private rear yazd azea.
Tentative Pazcel Map: The applicant is requesting approval of a Tentative Pazcel Map to
subdivide the property into two residential lots. The new residence would be constructed on a
flag shape lot to the rear of the front lot on Sunnyside Avenue.
ALTERNATIVES
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
PLN2001-139/140 - 132 Sunnyside Avenue -Planned Development Permit/Parcel Map
FISCAL IMPACTS
None.
Attachments:
1. Draft City Council Resolution -Planned Development Permit (PLN 2001-139)
2. Draft City Council Resolution -Tentative Pazcel Map(PLN 2001-140)
3. Planning Commission Resolutions and Meeting Minutes
4. Planning Commission Staff Report
5. Reduced Exhibits
6. Location Map
/ ,
Prepared by: ~-
Tim J. Ha ,Associate Planner
Reviewed by:
Sharon Fierro, Community Development Director
Approved by:
Bernaz ity Manager
OF ~ ~A'L/n
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CITY of CAMPBELL
Community Development Department -Current Planning
January 24, 2002
Tom Black
132 Sunnyside Avenue
Campbell, CA 95008
Re: PLN2000-139 (PD)/PLN2001-140 (TS) - 132 Sunnyside Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of January 22, 2002, took the
following actions on the above-referenced applications:
1. Adopted Resolution No. 3407 recommending approval of a Planned Development Permit
(PLN2001-139) to allow the construction of a single family residence and
2. Adopted Resolution No. 3408 recommending approval of a Tentative Parcel Map (PLN2001-
140) to allow the creation of 2 lots on the above-referenced property.
This project is tentatively set for consideration by the City Council at its meeting of February 19,
2002. If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely
C ~ 1
~ ~~~
Tim J. Haley
Associate Planner
;ti A~„rth Firtit Str~e[ C.am~beli California 9~QOS-I-t36 ~ rt_..404.3eb.'_'I4~i ~ ra.e 40S.856.8381 ~ rou -F09.860.2790
RESOLUTION N0.3407
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2001-139) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY LOCATED AT 132 SUNNYSIDE AVENUE IN A
PD (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. TOM BLACK. FILE NO. PLN2001-139.
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 PLN2001-139:
1. The proposed density of 7.4 units per gross acre is within the density allowance of 6-13 units
per gross acre permitted in the Low-Medium Density Residential General Plan land use
designation.
2. The proposed project is consistent with the General Plan.
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
4. The site plan proposes the construction of a second detached residence on an individual lot.
The proposed residence takes vehicular access by a 12-foot wide driveway along the western
property line. Each of the units has a private rear yard with a depth ranging from five feet to
thirty feet. Proposed landscaping will occupy approximately 52% of the project site.
~. The project provides 7 on-site parking spaces, where 7 spaces are required.
6. The completed project would consist of two residences covering 30.8% of the lot with
buildings, 16.8 % with paving, and 52.4% with landscaping.
7. The project will have a floor area ratio of .46.
8. The proposed project is surrounded by other residential uses, with single-family residential
and townhomes to the north, west and east, and a vacant parcel to the south.
9. The proposed massing and design is consistent with other developments in the surrounding
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. 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.
Planning Commission Reso. ion No. 3407
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 2
2. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
3. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval acid the impacts of the project.
4. The proposed development or uses clearly would result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
5. 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.
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. Approved Project: Approval is granted to construct a second residence on the project site.
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 plans prepared by Mission Engineering received on November 29, 2001, including
building elevations, and a site plan.
a. Color elevations and materials board submitted by the applicant on November 29, 2001.
b. Tentative Parcel Map prepared by Mission Engineering submitted on January 10, 2002.
c. The Planned Development Permit approval shall expire and be void one year from the
date of final approval, unless, a building permit is obtained. Construction must be
completed one year thereafter or the Planned Development Permit shall be void.
?. Landscaping: The applicant shall submit four sets of landscape and imgation plans to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Communit}' Development Director for compliance with all applicable conditions of approval,
ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan
already submitted and the City's Water Efficient Landscaping Standards (WELS).
b. All trees shall be 24-inch box size and all shrubs shall be a minimum 5 gallon size.
Planning Commission Resc ion No. 3407
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 3
c. Landscaping plan to include a combination of trees, shrubs and ground cover to provide a
traditional residential landscape concept. Plantings to be installed along the proposed
driveway and to be provided in private yard spaces to ensure privacy and screening to
adjacent uses.
~. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code. Driveway to be bordered with turf blocks.
b. The applicant shall provide colored concrete within the driveway and uncovered parking
spaces. The pavement design shall be reviewed and approved by the Community
Development Director prior to issuance of building permits for the project.
4. Park Impact Fee: A park impact fee of $7,035 per unit or the fee in effect at the time of
occupancy is due upon development of the site. Credit in the amount of $10,990 will be
given for the existing single-family residence. Prior to recordation of the final parcel map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
5. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
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, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). _
7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Community Development Director. .
8. 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.
Building Division:
9. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
Planning Commission Resa~ .on No. 3407
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 4
10. 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" a~ld signed by the qualifying professional person.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
constructio~i plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
1 ~. 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.
14. 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.
1 ~. 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
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and 1V1F-
1 Rshall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as
well.
17. 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
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
18. 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.
19 Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
Planning Commission Resc .ion No. 3407
PLN2001-139 -- 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 5
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
20. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
GPM at 20 psi residual pressure. The required fire flow is available from area water mains
and fire hydrant(s), which are located at the required spacing.
21. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than
150 feet of travel distance from the centerline of the roadway containing public fire 1^,ydrants.
Provide an approved fire sprinkler system throughout all portions of the building. Note:
Either a full width complying driveway is to be provided OR, the residence shall be provided
with an approved residential fire sprinkler system.
22. Fire Apparatus(Enaine) Access Driveway Required: Provide an access driveway with a
paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13
feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installation shall conform to Fire Department Standard Details and
Specifications sheet D-l.
23. 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.
PUBLIC WORItS DEPARTMENT
2=1. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
2~. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
t11e site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
26. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
Planning Commission Reso. .ion No. 3407
PLN2001-139 - 132 Sunnyside Avenue -Planned Development Permit -Residence
Page 6
a five (5) foot Public Service, Easement and Sidewalk Easement on private property
contiguous with the public right-of--way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
27. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
28. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
29. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the Final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as required
by the City Engineer in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for anon-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel 1;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements, as necessary.
30.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.
31. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
32. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
33. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all ne~v utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
Planning Commission Resolution No. 3407
PLN2001-139 -132 Sunnyside Avenue -Planned Development Permit -Residence
Page 7
34. Grp ina anri Tlrain ~e Plan• prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
35. Prior to recordation of the Final Pazcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
36. Storm Water Pollution Prevention MPaciirPe• Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Dischazge Elimination
System (NPDES) penmitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regazding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this Condition of Approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED AND ADOPTED this 22~d day of January, 2002, by the following roll call vote:
AYES: Commissioners: Alderete, Francois, Hernandez and Leonard
NOES: Commissioners: Doorley and Gibbons
ABSENT: Commissioners: Jones
ABSTAIN: Commissioners: None
~U7
APPROVE
Tom Francois, Chai
ATTEST: G~1
Sharon Fierro, Secretary
RESOLUTION NO, 3408
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE PARCEL MAP (PLN2001-140) TO CREATE TWO
LOTS ON PROPERTY LOCATED AT 132 SUNNYSIDE AVENUE
IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. TOM BLACK. FILE NO. PLN2001-140.
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 PLN2001-140:
1. The proposed creation of two residential parcels is consistent with the General Plan.
?. The proposed Parcel Map is consistent with the Planned Development Zoning Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The tentative parcel map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed tentative parcel map is consistent with the General Plan.
2. The proposed tentative parcel map does not impair the balance between the housing needs of
the region and the public service needs of its residents and available fiscal and environmental
resources.
3. The design of the tentative parcel map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities.
4. The development and uses would be compatible with the General Plan of the City and will
aid in the Harmonious development of the immediate area.
~. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Planning Commission Reso. _:on No. 3408
PLN2001-140 - 132 Sunnyside Avenue -Tentative Parcel Map -Two Lots
Page 2
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.
COIVI1yIUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Tentative Parcel Map to create a second
residential lot to be located at 132 Sunnyside Avenue. Project approval shall substantially
comply with the project plans prepared by Mission Engineers, Inc, dated 1/10/02, except as
modified by the Conditions of Approval herein. Tentative map approval is valid for a period
of two years from the date of approval and shall expire unless an extension of approval is
granted.
2. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Tentative Parcel IV1ap to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
3. Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $7,035 per unit
prior to issuance of a certificate of building occupancy for each unit. Credit shall be given
for the existing single-family residence on the property.
=1. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
PUBLIC WORKS DEPARTMENT
~. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
6. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
the site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
i. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
a five (5) foot Public Service Easement and Sidewalk Easement on private property
Planning Commission Resolu~ion No. 3408
PLN2001-140 - 132 Sunnyside Avenue -Tentative Parcel Map -Two Lots
Page 3
contiguous with the public right-of--way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
8. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the Final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as required
by the City Engineer in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for a non-utility
encroachment permit is X245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel l;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements, as necessary.
11. 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.
12. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
1 ~. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
14. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for
all ne~v utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
15. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
Planning Commission Resolution No. 3408
PLN2001-140 - 132 Sunnyside Avenue -Tentative Subdivision -Two Lots
Page 4
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
16. St(lrm RaiA Area FP.P.' prior to recordation of the Final Pazcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
17. ~+nt'n'+ ~atPr. pLLlilt~nn Prevention AAeacnrPC• prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this Condition of Approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED AND ADOPTED this 22~d day of January, 2002, by the following roll call vote:
AYES: Commissioners: Alderete, Francois, Hernandez and Leonard
NOES: Commissioners: Doorley and Gibbons
ABSENT: Commissioners: Jones
ABSTAIN: Commissioners: None
APPROVED: ~='O"'
om Francois, Chair
ATTEST: G~'~'l
Sharon Fierro, Secretary
Attachment #3
Planning Commission Minut of January 22, 2002
ORAL REQUESTS
Ms. Sally Howe, 45 Budd Avenue, Campbell:
• Advised that she had attended the Olympic Torch Run in downtown San Jose on Friday,
January 18`'', to watch Chairman Francois run with the torch.
• Distributed photographs that she had taken at the event.
Commissioner Alderete:
• Expressed that the Olympic Torch Run event was a wonderful event and that he was proud
to be there in support of Chairman Francois, who had many supporters among the crowd in
attendance.
• Added that he was looking forward to the expansion of the Light Rail System into
Campbell and pointed out that he and Sally Howe had taken Light Rail to Downtown San
Jose in order to attend this Olympic Torch Run.
Chairman Francois:
• Stated that participating in the Olympic Torch Run was the most exhilarating thing that has
happened in his life since the birth of his children.
• Called the experience "magical."
• Thanked all his supporters for their love and support.
PCBLIC HEARING
Chairman Francois read Agenda Item No. 1 into the record.
PLN2001-139 (PD) Continued Public Hearing to consider the application of Mr. Tom
PLN2001-140 Black for a Planned Development Permit (PLN2001-139) to allow
(PM) the construction of a new single-family residence and a Tentative
Black, T. Parcel Map (PLN2001-140) to create two lots on property located at
132 Sunnyside Avenue in a P-D (Planned Development) Zoning
District. This project is Categorically Exempt. Tentative City
Council Meeting Date: February 5, 2001. Project Planner: Tim J.
Haley, Associate Planner. Continued from the Planning Commission
meeting of January 8, 2002.
N1r. Tim J. Haley, Associate Planner, presented the staff report as follows:
• Advised that the applicant, Mr. Tom Black, is seeking approval of a Planned Development
Permit and Tentative Parcel Map for property located on the south side of Sunnyside
Avenue, between Industrial and the Union Pacific right-of--way.
• Said that a new single-family residence is proposed to be constructed behind an existing
residence. The existing residence consists of 2,192 square feet and the proposed residence
would include approximately 2,500 square feet with atwo-car garage. The lot would have
30 percent coverage and 52 percent landscaping. The FAR would be .46. The General
Plan density allows 6 to 13 units per gross acre and this proposal represents 7.4 units per
gross acre, well within the allowable range.
Planning Commission Minu~ , of January 22, 2002 Page 3
• Advised that this proposal is consistent with the General Plan and Planned Development
Zoning. It is also consistent with the Downtown Development Policies and compatible
with the surrounding properties.
• Recommended that the Commission forward a recommendation for Council's approval of
this request for a Planned Development Permit and Tentative Subdivision Map.
Commissioner Gibbons asked staff for the side and rear yard setback requirements.
Associate Planner Tim J. Haley replied that there are no established setbacks for a Planned
Development Zoning District. For Residential Zones, the standard for both side and rear yard
setbacks is five feet or half the height of the wall.
Vice Chair Hernandez presented the Site and Architectural Review Committee report as
follows:
• SARC reviewed this project on December 11, 2001, and was supportive as proposed since
all issues have been addressed.
Chairman Francois opened the Public Hearing for Agenda Item No. 1.
Chairman Francois closed the Public Hearing for Agenda Item No. 1.
Commissioner Gibbons:
• Stated that this project is similar to other projects where too much is proposed for a piece
of property.
• Expressed concern for the five foot setbacks and pointed out that the driveway is but 12
feet from the property line without allowance for a fence or landscaping on the property
line.
• Said that she could not be supportive although this is a nice project and house but simply
too much for this property.
Commissioner Doorley:
• Stated his agreement with the concerns raised by Commissioner Gibbons.
• Added that the proposal does not seem to pass a logic test.
• Said that he would not be supportive.
City Attorney William Seligmann:
• Cautioned that there are specific legal requirements regarding denial of residential projects
and allowable densities.
• Clarified that if the Commission wishes to deny a project that falls within allowable density
and development requirements, the Commission must make a finding of specific
detrimental impacts that cannot be mitigated.
Commissioner Alderete:
• Said that he agrees this project represents a lot for this property.
• Added that he will, however, be supportive.
• Pointed out that no neighbors have elected to object to this matter at this Public Hearing.
Planning Commission Mint. ~ of January 22, 2002
Page 4
• Reminded that there is an alleyway located behind the property, which adds to the distance
between the existing building located behind this proposed new home site.
• Said that the existing home is what will be visible from the public right-of--way and added
that he thought the new home would look nice.
Commissioner Leonard asked if it is acceptable to have the driveway in the side yard.
Senior Planner Geoff I. Bradley replied yes.
Associate Planner Tim J. Haley added that it is a traditional residential format for a detached
garage in the rear.
Senior Planner Geoff I. Bradley added that the minimum width of a flag is 15 feet.
Chairman Francois said that he agrees with the comments made by Commissioner Alderete
and supports this project specifically because there have been no objections from the neighbors
and because the development is within the allowable General Plan densities.
iVlotion: Upon motion of Vice Chairman Hernandez, seconded by Commissioner
Alderete, the Planning Commission adopted Resolution No. 3407
recommending approval of a Planned Development Permit (PLN2001-139)
to allow the construction of a new single-family residence and Resolution
No. 3408 (PLN2001-140) recommending approval of a Tentative Parcel
Ylap to create two lots on property located at 132 Sunnyside Avenue, by the
following roll call vote:
AYES: Alderete, Francois, Hernandez and Leonard
NOES: Doorley and Gibbons
ABSENT: Jones
ABSTAIN: None
Chairman Francois advised that Council would consider this item on February 5, 2002.
***
Chairman Francois read Agenda Item No. 2 into the record.
2. PLN2001-77 (S) Public Hearing to consider the application of Craig and Kisha
Aquilina, C & K Aquilina for a Site and Architectural Review Permit (PLN2001-
77) to allow a second story addition to asingle-family residence
on property located at 1125 Wekiva Avenue in an R-1-8 (Single
Family Residential) Zoning District. This project is Categorically
Exempt. Planning Commission decision final in 10 days, unless
appealed in writing to the City Clerk. Project Planner:
Stephanie Wilkey, Planner I
;GIs. Stephanie Wilkey, Planner I, presented the staff report as follows:
ITEM NO. 1
STAFF REPORT -PLANNING COMMISSION MEETING
OF JANUARY 22, 2002
PLN 2001-139 Continued Public Hearing to consider the applications of Mr. Tom
PLN 2001-140 Black for approval of a Planned Development Permit (PLN 2001-139)
Black, T. and Tentative Parcel Map (PLN 2001-140) to allow the construction of a
new detached residence on property located at 132 Sunnyside Avenue in
a P-D (Planned Development) Zoning District.
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 2001-139) to allow development of a second
residence, subject to the attached conditions of approval; and
2. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Tentative Parcel Map (PLN 2001-140) to divide a parcel into two (2) residential
lots, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (a) Class 3, pertaining to new
construction of small structures, and Section 15315 Class 15, pertaining to minor land divisions,
of CEQA; therefore, no environmental action is required.
PROJECT DATA
Gross Lot Area: .27 acres (11,900 square feet)
Net Lot Area: .23 acres (10,150 square feet)
Parcel 1 (front lot): 4,726 square feet
Parcel 2 (rear lot): 4,410 square feet
1,014 square feet (12-foot wide driveway)
10,150 square feet
Project Density: 2 units at 7.4 units per gross acre
Site Utilization Square Feet Percent
Building Coverage: 3,124 sq. ft. 30.8
Paving Coverage: 1,704 sq. ft. 16.8
Landscaping Coverage: 5,322 sq. ft 52.4
Floor Area Ratio (FAR): .46
Staff Report -Planning Co,..~nission Meeting of January 22, 2002
PLN 2001-139 /PLN 2001-140 - 132 Sunnyside Avenue
Page 2
Unit Summary
Unit A (Front lot): 4 bedrooms/3 bathrooms 2,192 sq. ft.
Unit B (Rear lot): 3 bedrooms/3 bathrooms 2,530 sq. ft.
Total: 4,722 sq. ft.
(including garages)
Parking Standard: 3.5 spaces per unit/one of which must be covered
(2 X 3.5 = 7)
Parking
Provided: 3 covered 4 uncovered = 7 total spaces
Required: 2 covered 5 uncovered = 7 total spaces
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit
and a Tentative Parcel Map to allow the construction of a detached residence on the rear portion
of property located at 132 Sunnyside Avenue. The subject property is currently developed with a
single-family residence and garage which would remain. The single-family residence is listed on
the City's Historic Resource Inventory.
Background: This project was previously reviewed by the Planning Commission in August 1998
wherein the applicant asked to withdraw the application so that a revised building design could
be presented that better complemented the retained residence on the front of the project site. The
applicant has since revised the plans for this project and has addressed the Planning
Commission's concerns regarding compatibility of building design.
ANALYSIS
General Plan Designation: The General Plan land use designation for the site is Lo~v-Medium
Density Residential which allows for a density of 6 to 13 dwelling units per gross acre. The
proposed project would developed at an overall density of 7.4 units per gross acre, which is
consistent with the City's General Plan density.
Zoning Designation: The zoning designation for the project site is Planned Development (P-D).
Under the P-D zoning ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the project. The proposed project would consistent with the
zoning ordinance with approval of a Planned Development Permit.
Downtown Neighborhood Development Policies: The project site is located within an area
subject to the Downtown Neighborhood Development Policies which includes guidelines for
Low-Medium Density Residential projects. These guidelines encourage the treatment of new
development that maintains the "small town" character of the residential neighborhood
surrounding Campbell's traditional downtown area. Specifically, the guidelines encourage
development which is compatible in scale to the existing neighborhood, uses traditional building
Staff Report -Planning Co...~nission Meeting of January 22, 2002
PLN 2001-139 /PLN 2001-140 - 132 Sunnyside Avenue
Page 3
features including porches and direct entries facing public streets, has a detached building format,
and includes sufficient front yard landscaping and private useable yard areas.
During the P1a~lning Commission's previous review of the project, the plans did not incorporate
the traditional building features encouraged by the guidelines of the Downtown Neighborhood
Development Policies. The plans have since been revised and the proposed development is now
consistent with the City's Downtown Neighborhood Development Policies and the design
guidelines for Low-Medium Density Residential units.
Surrounding Neighborhood: The surrounding neighborhood on Sunnyside Avenue consists of a
variety of residential types including single-family residences, attached townhomes, and multiple
family residences. The parcels adjacent to the project site are developed with asingle-family
residence to the west, a two unit attached townhome to the east, and a vacant lot to the south
across a 10-foot wide alleyway. North of the project are single-family residences, detached
townhomes and a church on the north side of Sunnyside Avenue.
Site Plan: The site plan proposes the construction of a detached two story residential unit to the
rear of the existing residence and garage on the project site. Access to each of the lots will be
provided via driveways that access Sunnyside Avenue. The proposed residence will provide a
minimum setback of five (5) feet for the first story portions of the residence and a minimum
setback of eight (8) feet for the second story portions along the side and rear property lines. The
front lot (Lot 1) will have a 25-foot front yard setback from Sunnyside Avenue and will provide
a 936 square foot private yard area. The rear lot (Lot 2) will have a 26-foot front yard setback
and will provide a 740 square foot private rear yard area.
Unit Design: The proposed two-story residence will incorporate architectural elements of the
existing home situated at the front of the property. The unit will have horizontal lap siding,
hipped and gable roofs shapes using composition shingles, wood trims around windows and a
porch supported by double wood post columns with pedestals. Walls under the gable roofs are
enhanced with fish scale shingles. The applicant has also designed the unit to have articulated
roof and wall lines to lessen the massing of the residence.
Parking: The applicant is providing a total of seven parking spaces for the project. The existing
front dwelling has a single car garage and two driveway parking spaces and the proposed rear
unit has atwo-car garage and two driveway parking spaces. The project meets the City's parking
requirements by providing 3.5 parking spaces per unit.
Parcel Map: The tentative parcel map for the project proposes to subdivide the property into two
(2) separate lots, Parcel 1 (fronting Sunnyside Avenue with the existing residence) and Parcel 2
(a rear lot behind Parcel 1). The proposed lot sizes are 4,726 square feet for Parcel 1 and the rear
lot 5,423 square feet .The rear lot is accessed via a 12 foot driveway.
Staff Report -Planning Co-..mission Meeting of January 22, 2002
PLN 2001-139 /PLN 2001-140 - 132 Sunnyside Avenue
Page 4
Site and Architectural Review Committee: The Site and Architectural Review Committee
meeting was held on December 11, 2001. The Committee was supportive of the application as
proposed and found that the issues previously raised by the Planning Commission had been
addressed.
Attachments:
1. Findings recommending approval of a Planned Development Permit (PLN 2001-139)
2. Findings recommending approval of a Tentative Parcel Map (PLN 2001-140)
3. Conditions of Approval for Planned Development Permit
4. Conditions of Approval for Tentative Parcel Map
5. Exhibits
6. Historic Resources Inventory Form for the retained residence
7. Location Map
Prepared by: ~-'
Tim J. Hale s late Planner
Approved by. (, "' /l/i°"
Ge ff I. r dley, Senior Planner
Attachment # 1
FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2000-139 (PLANNED
DEVELOPMENT PERMIT)
SITE ADDRESS: 132 Sunnyside Avenue
APPLICANT: Tom Black
P.C. MEETING: January 22, 2002
Findings for the Planning Commission to approve a Planned Development Permit to allow the
construction of second residences. The Planning Commission finds as follows with regard to File
No. PLN2000-139:
1. The proposed density of 7.4 units per gross acre is within the density allowance of 6-13 units
per gross acre permitted in the Low-Medium Density Residential General Plan land use
designation.
2. The proposed project is consistent with the General Plan.
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
4. The site plan proposes the construction of a second detached residence on an individual lot.
The proposed residence takes vehicular access by a 12-foot wide driveway along the western
property line. Each of the units has a private rear yard with a depth ranging from five feet to
thirty feet. Proposed landscaping will occupy approximately 52% of the project site.
5. The project provides 7 on-site parking spaces, where 7 spaces are required.
6. The completed project would consist of two residence covering 30.8% of the lot with
buildings, 16.8 % with paving, and 52.4% with landscaping.
7. The project will have a floor area ratio of .46.
8. The proposed project is surrounded by other residential uses, with single-family residential
and townhomes to the north, west and east, and a vacant parcel to the south.
9. The proposed massing and design is consistent with other developments in the surrounding
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. 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.
2. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
3. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-140 (TENTATIVE
PARCEL MAP)
SITE ADDRESS: 132 Sunnyside Avenue
APPLICANT: Tom Black
P.C. MEETING: January 22, 2002
Findings for the Planning Commission to approve a Tentative Parcel Map to allow the creation
of two lots on nronertv located at 132 Sunnvside Avenue.
The Planning Commission finds as follows with regard to File No. PLN2001-140:
1. The proposed creation of two residential parcels is consistent with the General Plan.
2. The proposed Parcel Map is consistent with the Planned Development Zoning Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The tentative parcel map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed tentative parcel map is consistent with the General Plan.
2. The proposed tentative parcel map does not impair the balance between the housing needs of
the region and the public service needs of its residents and available fiscal and environmental
resources.
3. The design of the tentative parcel map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities.
4. The development and uses would be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #3
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-139 (PLANNED
DEVELOPMENT PERMIT)
SITE ADDRESS: 132 Sunnyside Avenue
APPLICANT: Tom Black
P.C. MEETING: January 22, 2002
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 Project: Approval is granted approval to construct a second residence on the
project site. 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. Set of plans prepared by Mission Engineering received on November 29, 2001, including
building elevations, and a site plan.
b. Color elevations and materials board submitted by the applicant on November 29, 2001.
c. Tentative Parcel Map prepared by Mission Engineering submitted on January 10, 2002.
d. The Planned Development Permit approval shall expire and be void one year from the
date of final approval, unless, a building permit is obtained. Construction must be
completed one year thereafter or the Planned Development Permit shall be void.
2. Landscaping: The applicant shall submit four sets of landscape and irrigation plans 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.
a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan
already submitted and the City's Water Efficient Landscaping Standards (WELS).
Conditions of Approval
PLN2000-139 - 132 Sunnyside Avenue
Page 2
b. All trees shall be 24-inch box size and all shrubs shall be a minimum 5 gallon size.
c. Landscaping plan to include a combination of trees, shrubs and ground cover to provide a
traditional residential landscape concept. Plantings to be installed along the proposed
driveway and to be provided in private yard spaces to ensure privacy and screening to
adjacent uses.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code. Driveway to be bordered with turf blocks.
b. The applicant shall provide colored concrete within the driveway and uncovered parking
spaces. The pavement design shall be reviewed and approved by the Community
Development Director prior to issuance of building permits for the project.
4. Park Impact Fee: A park impact fee of $7,035 per unit or the fee in effect at the time of
occupancy is due upon development of the site. Credit in the amount of $10,990 will be
given for the existing single-family residence. Prior to recordation of the final parcel map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building
occupancy.
5. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
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, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Community Development Director.
8. 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.
Conditions of Approval
PLN2000-139 - 132 Sunnyside Avenue
Paee 3
Building Division:
9. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
13. 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.
14. 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.
15. 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
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1Rshall be blue-lined on the construction plans. 8%2 X 11 calculations shall be submitted as
well.
17. 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
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
Conditions of Approval
PLN2000-139 - 132 Sunnyside Avenue
Page 4
17. 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.
18. 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
19. Required Fire Flow: The required fire flow for this project has been calculated at 1,000 GPM
at 20 psi residual pressure. The required fire flow is available from area water mains and fire
hydrant(s), which are located at the required spacing.
20. Public Fire Hydrant Required: Provide one (1) public fire hydrant at a location to be
determined by the Fire Department and San Jose Water Company. The hydrant shall have a
minimum single flow of 1,000 GPM at 20 psi residual pressure, with spacing not to exceed
250 feet. Prior to applying for a building permit, provide civil drawings reflecting all fire
hydrants serving the site. To prevent building permit delays, the developer shall pay all fees
to San Jose Water Company as soon as possible.
21. Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor shall
ensure that an approved ("Blue Dot") fire hydrant location identifier has been placed in the
roadway, as directed by the Fire Department.
22. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department in accordance with all
applicable conditions of approval, ordinances, laws and regulations, prior to the start of
framing or delivery of bulk combustive materials. Building permit issuance may be withheld
until required installations are completed, tested and accepted.
23. 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.
24. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle
access, shall be identified in accordance with Fire Department Standards Details and
Specification A-6 and Local Government Standards.
Conditions of Approval
PLN2000-139 - 132 Sunnyside Avenue
Page 5
PUBLIC WORKS DEPARTMENT
25. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
26. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
the site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
27. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
a five (5) foot Public Service Easement and Sidewalk Easement on private property
contiguous with the public right-of--way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
28. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
30. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
31. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the Final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as required
by the City Engineer in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for anon-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel 1;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements, as necessary.
32. 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.
33. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
Conditions of Approval
PLN2000-139 - 132 Sunnyside Avenue
Page 6
33. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
34. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
35. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
36. Storm Drain Area Fee: Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
37. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this Condition of Approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
Attachment #4
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-140 (TENTATIVE PARCEL
MAP)
SITE ADDRESS: 132 Sunnyside Avenue
APPLICANT: Tom Black
P.C. MEETING: January 22, 2002
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
Approved Project: Approval is granted for a Tentative Parcel Map to create a second
residential lot to be located at 132 Sunnyside Avenue. Project approval shall substantially
comply with the project plans prepared by Mission Engineers, Inc, dated 1/10/02, except as
modified by the Conditions of Approval herein. Tentative map approval is valid for a period
of two years from the date of approval and shall expire unless an extension of approval is
granted.
2. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Tentative Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
3. Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $7,035 per unit
prior to issuance of a certificate of building occupancy for each unit. Credit shall be given
for the existing single-family residence on the property.
4. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
Conditions of Approval
PLN2000-140 - 132 Sunnyside Avenue
Page 2
PUBLIC WORKS DEPARTMENT
5. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
6. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
the site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
7. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
a five (5) foot Public Service Easement and Sidewalk Easement on private property
contiguous with the public right-of--way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
8. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the Final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as required
by the City Engineer in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for anon-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel 1;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements, as necessary.
11. 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.
12. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
13. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
Conditions of Approval
PLN2000-140 - 132 Sunnyside Avenue
Page 3
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
14. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
15. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
16. Storm Drain Area Fee: Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
17. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The City will provide the applicant with information to assist in complying with
this Condition of Approval. The primary objective is to improve the quality and reduce the
quanity of storm water runoff to the Bay.