PC Res 4138RESOLUTION NO. 4138
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING SITE AND
ARCHITECTURAL REVIEW PERMITS (PLN2013-254 TO 262) TO
ALLOW THE CONSTRUCTION OF NINE TWO-STORY SINGLE-
FAMILY RESIDENCES WITHIN AN APPROVED SUBDIVISION
ON PROPERTY LOCATED AT 1181 ABBOTT AVENUE.
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 file numbers PLN2013-254 to 262:
1. On March 26, 2013, the Planning Commission adopted Resolutions No. 4098 and
4097 approving a Tentative Vesting Subdivision Map and adopting a Mitigated
Negative Declaration.
2. The proposed Site and Architectural Review Permits are required for construction
of new single-family residences within the approved subdivision pursuant to the
San Tomas Area Neighborhood Plan.
3. The density of the proposed project site is 3.5 units per gross acre, which is
consistent with the General Plan land use designation of Low Density Residential
(less than 4.5 units per gross acre).
4. The project site is zoned R-1-9 (Single Family Residential - 9,000 sq. ft. lot size).
5. The project, as proposed and conditioned, conforms with the R-1-9 (Single-Family
Residential - 9,000 sq. ft. lot size) Zoning District and meets the setback, height,
building coverage, floor area ratio, and parking requirements of the R-1-9 Zoning
District as specified within the San Tomas Area Neighborhood Plan.
6. The proposal incorporates representative architectural features of homes in the
San Tomas Neighborhood including simple rectangular shaped forms and gabled
roofs.
Based upon the foregoing findings of fact, the Community Development Director further
finds and concludes that:
1. The project will be consistent with the General Plan.
2. The project will aid in the harmonious development of the immediate area.
3. The project is consistent with applicable adopted design guidelines.
Planning Commission Resolution No. 4138
PLN2013-254 to PLN2013-262 - 1181 Abbott Ave -Site and Architectural Review Permits
Page 2
4. The project is within the scope of the previously adopted Mitigated Negative
Declaration and does not require further review under the California Environmental
Quality Act (CEQA).
THEREFORE, BE IT RESOLVED that the Planning Commission approves Site and
Architectural Review Permits (PLN2013-254 to 262) to allow the construction of nine two-
story single-family residences within an approved subdivision on property located at 1181
Abbott Avenue.
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 Site and Architectural Review Permits
(PLN2014-245 to 262) to allow construction of nine single-family residences on nine
newly created parcels located at 1181 Abbott Avenue. The project shall substantially
conform to the Revised Project Plans and Color/Material Boards stamped as received
by the Planning Division on December 10, 2013, and September 10, 2013,
respectively, except as may be modified by the Conditions of Approval herein.
2. Permit Expiration: Site and Architectural Review Permit approval shall be valid for
one year from the date of final approval (expiring March 7, 2015). Within this one-
year period, applications for building permits must be submitted. Failure to meet this
deadline will result in the Site and Architectural Review Permits being rendered void.
3. Planning Final Required: Planning Division clearance is required prior to issuance of
a final Building Permit. Construction not in substantial compliance with the approved
project plans shall not be approved without prior authorization of the necessary
approving body.
4. On-Site Liq_htinq: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance
with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting
fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
Planning Commission Resolution No. 4138
PLN2013-254 to PLN2013-262 - 1181 Abbott Ave -Site and Architectural Review Permits
Page 3
5. Landscaping: Front yard landscaping shall be installed by the developer prior to
building permit final. Rear yard landscaping shall be installed by the homeowners
within six months of purchase in compliance with the approved project plans or other
landscaping plan that may be approved by the Community Development Director.
6. Mailbox Location: The common mailbox shall be located more centrally into the
subdivision, as approved by the Community Development Director.
7. Construction Activity: The following practices should be followed during all phases of
site preparation and construction activities. [Mitigation Measure AIR-1 /NOISE-1J
a. Use dust-proof chutes for loading construction debris onto trucks.
b. Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
d. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
g. Install erosion control measures to prevent runoff from the project site.
h. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
Truck routes to and from the construction site shall be established to avoid
access to the project site via residential streets where possible.
All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
k. Unnecessary idling of internal combustion engines shall be strictly prohibited.
All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
m. 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 so that the contractor can be made aware of noise complaints.
Planning Commission Resolution No. 4138
PLN2013-254 to PLN2013-262 - 1181 Abbott Ave -Site and Architectural Review Permits
Page 4
8. Archaeologcal & Paleontological Resources: If archaeological or paleontological
resources are encountered during excavation or construction, construction personnel
shall be instructed to immediately suspend all activity in the immediate vicinity of the
suspected resources and the City and a licensed archeologist or paleontologist shall
be contacted to evaluate the situation. A licensed archeologist or paleontologist shall
be retained to inspect the discovery and make any necessary recommendations to
evaluate the find under current CEQA guidelines prior to the submittal of a resource
mitigation plan and monitoring program to the City for review and approval prior to the
continuation of any on-site construction activity. [Mitigation Measure CUL-1]
9. Geology/Soils: The applicant shall comply with the recommendations in the
Geotechnical Investigation, dated September 14, 2013 by Berlogar, Stevens, and
Associates. Such recommendations shall be incorporated into the project's final
engineering design to minimize the damage from seismic shaking, unsuitable fill, and
other geological deficiencies. The project shall use standard engineering techniques
and conform to the requirements of the International Building Code to reduce the
potential for seismic damage and risk to future occupants. [Mitigation Measure
GEO-1]
Building Division
10. Permits Required: A building permit application shall be required for each proposed
new Single Family Dwelling Structure. The building permit shall include
electrical/plumbing/mechanical fees when such work is part of the permit.
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. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
14. 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.
15. 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. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and intended
for use to determine the height of the proposed structure.
Planning Commission Resolution No. 4138
PLN2013-254 to PLN2013-262 - 1181 Abbott Ave -Site and Architectural Review Permits
Page 5
16. Foundation Inspection: 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:
pad elevation
finish floor elevation (first floor)
foundation corner locations
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/Z X 11 calculations shall be submitted as well.
18. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Appendix Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
19. Non-point Pollution Control Program: 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.
20. 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. Bay Area Air Quality Management District (Demolitions Only)
d. 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 school district, contact the offices identified above or
visit: http://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. Obtain the
School District payment form from the City Building Division, after the Division
has approved the building permit application.
21. 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
Planning Commission Resolution No. 4138
PLN2013-254 to PLN2013-262 - 1181 Abbott Ave -Site and Architectural Review Permits
Page 6
may require substantial scheduling time and can cause significant delays in the
approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole locations and required conductor clearances.
22. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All protected trees shall be fenced to prevent damage to
root systems.
23. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to the issuance of a building permit.
24. Stormwater Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel.
Storm water shall not drain onto neighboring parcels.
25. Automatic Fire Sprinkler System: This project shall comply with Section R313 of the
California Residential building Code 2013 edition, and each new dwelling shall be
equipped with a complying Fire Sprinkler system.
PASSED AND ADOPTED this 25th day of February, 2014, by the following roll call vote:
AYES: Commissioners: Dodd, Finch, Kendall, Resnikoff, Reynolds and Rich
NOES: Commissioners: None
ABSENT: Commissioners None
ABSTAIN: Commissioners: None
_ ~' APPROVED
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ATTEST:
Paul Kermoyan, Secretary
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Paul Resnikoff, Chair