Site & Arch - New SFR - 2007Community Development Department
March 28, 2007
Larry & Rachel Schmierer
975 Crockett Avenue
Campbell, CA 95008
Re: PLN2007-17 - 973 Crockett Avenue -- Site & Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of March 27, 2007, the Planning Commission
Adopted Resolution No. 3802 granting a Site and Architectural Review Permit
(PLN2007-17) to allow a new single-family residence on the above-referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, April 6, 2007. The time within which judicial review of this action
must be sought is governed by Section 1094.6 of the California Code of Civil Procedure,
unless another statute (such as California Government Code Section 65009 or some
other applicable provision) sets forth a more specific time period.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Kimberly Brosseau
Planner II
Cc: Frank Mills, Building
Ed Arango, Public Works
Chris Veargason, Fire
Tim Conde (Project Contractor)
23762 Foley Street, #2
Hayward, CA 94545
RESOLUTION NO. 3802
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2007-17) TO ALLOW A NEW SINGLE-FAMILY
RESIDENCE ON PROPERTY OWNED BY MR. LARRY SCHMIERER
LOCATED AT 973 CROCKETT AVENUE IN AN R-1-6 (SINGLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
LARRY SCHMIERER. FILE NO: PLN2007-17.
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 PLN2007-17.
1. The density of the residential project will result in a density of 4.7 units per gross
acre, which is consistent with the General Plan land use designation of Low Density
Residential (less than 6 units per gross acre).
2. The project is consistent with the R-1-6 (Single-Family Residential, 6,000 square
foot minimum lot size) zoning district and meets the minimum setbacks, height
restriction, building coverage, and parking requirements of the R-1-6 Zoning District.
3. The project, with the added conditions recommended by the Site & Architectural
Review Committee, is consistent with the development standards and design
guidelines of the San Tomas Area Neighborhood Plan.
4. The proposed one-story single-family residence and attached garage consists of a
1,861 square foot in area with a building coverage of 20.9% and floor area ratio of
0.21.
5. The property is minimally visible from Crockett Avenue as it is located on a rear flag
lot.
6. The height of the home is 13 feet 6 inches where the maximum height limit is 28
feet.
7. The residence incorporates representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, a 16 inch deep overhang,
a front porch, an attached garage, and composition shingle roofing material.
8. The proposed project is surrounded by single-family residential uses on the north,
south, and east with Smith Creek to the west.
9. The project provides one covered and one uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
Planning Commission Re: .ution No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 2
10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3,
of the California Environmental Quality Act (CEQA) pertaining to the construction of
anew single-family residence in an urbanized area.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the City of Campbell General Plan and
Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project, with the added conditions recommended by the Site &
Architectural Review Committee, is well designed and is architecturally compatible
with the surrounding neighborhood.
4. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2007-17) to allow a new single-family residence on
property owned by Mr. Larry Schmierer located at 973 Crockett Avenue in an R-1-6
(Single Family Residential) Zoning District.
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
Planning Commission Re:._,ution No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 3
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 Site & Architectural Review Permit
(PLN2007-17) to allow the placement of a new single family residence located at
973 Crockett Avenue. The project shall substantially conform to the project plans
and project description received by the Planning Division on March 19, 2007, except
as may be modified by the conditions of approval contained herein.
2. Revision to Elevation: Prior to building permit issuance, submit two (11 "x 17") copies
of a revised elevation sheet showing the following change:
a. Add clerestory window dormer at the rear of the residence.
3. Approval Expiration: The Site and Architectural Review Permit approval shall be
valid for a period of one year from the date of final approval. Within this one-year
period, a building permit must be obtained or the Site and Architectural Review
Permit shall be void.
4. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the
Campbell Municipal Code.
5. 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.)
6. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the
Campbell Municipal Code.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties
.and directed on site in compliance with Section 21.18.090 of the Campbell Municipal
Code. Lighting fixtures shall be of a decorative design to be compatible with the
residential development and shall incorporate energy saving features.
9. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m.
to 5:00 p.m. weekdays, and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is
Planning Commission Re~..,ution No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 4
prohibited on Sundays and Holidays unless an exception is granted by the Building
Official.
10. Roof Vents: The applicant shall coordinate mechanical and equipment improvement
plans to minimize the number of roof vents that are visible from the street frontage.
The applicant shall submit detailed mechanical plans demonstrating the clustering of
mechanical venting and the routing of ventilation systems within the building when
possible to the satisfaction of the Community Development Director, prior to the
issuance of building permits.
11. Contractor Contact Information Posting: Prior to the issuance of building permits,
the project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street.
Santa Clara Valley Water District:
12. Construction of single family residence including supporting infrastructure such as
drainage system components adjacent to Santa Clara Valley Water District (District)
fee title right of way and Smith Creek.
13. Erosion Control Measures: Installation of erosion control measures such as straw
rolls adjacent to District fee title right of way and Smith Creek.
Building Division:
14. Permits Required: A building permit application shall be required for the proposed
change in use in an existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
15. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
16. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
17. 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.
18. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing gin soils mechanics.
Planning Commission Re:. .ution No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 5
19. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include comprehensive site drainage details.
20. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared
according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
21. Title 24 Energy Compliance: California Title Energy Compliance forms CF-1 R and
MF-1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be
submitted as well.
22. Special Inspections: When a special inspection is required by U.B.C. Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
23. Non-Point Source: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal.
The specification sheet (size 24" X 36") is available at the Building Division service
counter.
24. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
25. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as
early as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
Planning Commission Re_ .,ution No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 6
in the approval process. Applicant should also consult with P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
Public Works Department:
26. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits
for the site, the applicant shall provide a current Preliminary Title Report, grant deed,
or other satisfactory proof of ownership.
27. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
29. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
30. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Additionally the applicant shall pay various fees
and deposits, post security and provide insurance necessary to obtain an
encroachment permit for construction of the standard public street improvements, as
required by the City Engineer. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Crockett Avenue has not been reconstructed or overlaid in the last 5
years. The pavement restoration plan shall indicate how the street pavement shall
be restored following the installation or abandonment of all utilities necessary for the
project.
31. Utility Encroachment Permits: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
Planning Commission Re: ~tion No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 7
32. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
33. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
34. Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
35. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required pavement restoration installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
36. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building the applicant shall obtain a clearance from the
SCVWD.
County Fire Department:
37. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The adjusted fire flow is available from area water mains and fire
hydrant(s) which ARE NOT spaced at the required spacing.
38. Required Access to Buildings: Portions of the structure(s) exceed 150 feet of travel
distance as measured along an accessible route of travel, from an approved fire
apparatus access roadway or driveway. Provide an approved fire apparatus
roadway and approved turn-around OR, install an automatic residential fire sprinkler
system throughout all portions of the building.
Planning Commission Re~ ,ution No. 3802
PLN2007-17 - 973 Crockett Avenue -Site and Architectural Review Permit
Page 8
39. 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 hydrants. Provide an on-site fire hydrant OR, provide an approved fire
sprinkler system throughout all portions of the building.
40. 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 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications sheet D-1.
41. FireDepartment (Engine) Driveway Turn-around Required: Provide an approved
fire department engine roadway turnaround with a minimum radius of 36 feet outside
and 23 feet inside. Installations shall conform with Fire Department Standard Details
and Specifications D-1.
42. Flagged Lots: Flagged lots shall conform with all access and water supply
requirements in accordance with Fire Code Article 9. Contact Fire Department for
applicable means of compliance.
43. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
PASSED AND ADOPTED this 27th day of March, 2007, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Ebner, Gibbons, Rocha and
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
Roseberry
None
Francois
None
APPROVED:
Michael Rocha, Chair
ATTEST:
Jackie C. Young Lind, Acting Secretary