PC Res 4221RESOLUTION NO. 4221
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE
CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY
RESIDENCE ON PROPERTY LOCATED AT 1162 S. SAN TOMAS
AQUINO ROAD. FILE NO: PLN2015-113
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2015-113:
1. The project site is zoned R-1-8 (Single Family Residential) on the City of Campbell
Zoning Map.
2. The project site is designated Low Density Residential (4.5 units/gr. acre) on the City
of Campbell General Plan Land Use diagram.
3. The project site is located on the east side of South San Tomas Aquino Road, within
the San Tomas Area, subject to the San Tomas Area Neighborhood Plan.
4. The proposed project consists of the construction of a two-story, 3,048 square-foot
single-family residence and 572 square foot detached garage.
5. The proposed project will result in a building coverage of 30.19% and a Floor Area
Ratio (FAR) of .3195, where a maximum 35% building coverage and .45 floor area
ratio are allowed in the R-1-8 Zoning District.
6. Pursuant to the San Tomas Area Neighborhood Plan (STANP), construction of a
single-family home on a vacant lot within the R-1-8 Zoning District requires approval
of a Site and Architectural Permit review by the Planning Commission.
7. The proposed project will provide two enclosed parking spaces, satisfying the
applicable parking requirement.
8. The proposed project incorporates representative architectural features of homes
in the San Tomas Neighborhood including setting back the second story and
incorporating surface articulation through the use of varied wall setbacks, and
hipped and gabled rooflines.
Based upon the foregoing findings of fact and pursuant to CMC Section 21.42.020, the
Planning Commission 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; and
3. The project is consistent with applicable adopted design guidelines.
Planning Commission Resolution No. 4221
PLN2015-113 - 1162 S. San Tomas Aquino Road -Site and Architectural Review Permit
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4. The project is Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of single-family
dwellings.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2015-113) to allow the construction of a new two-story
single-family residence on property located at 1162 S. San Tomas Aquino Road, subject
to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 14th day of July, 2015, by the following roll call vote:
AYES: Commissioners: Finch, Kendall, Bonhagen, and Young
NOES: Commissioners: None
ABSENT: Commissioners Dodd, Reynolds and Rich
ABSTAIN: Commissioners: None
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APPROVED: `~~~~ ~- ~~
~.~ I Pamela Finch, Chair
ATTEST:
Paul Ke moyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-113)
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
Approved Project: Approval is granted fora Site and Architectural Review Permit
(PLN2015-113) to allow the construction of a two-story single-family residence on
property at 1162 S. San Tomas Aquino Road. The project shall substantially conform
to the project plans and color/material board as received by the Planning Division on
June 16, 2015, except as may be modified by the Conditions of Approval herein.
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for
one year from the date of final approval (expiring July 7, 2016). Within this one-year
period, an application for a building permit must be submitted. Failure to meet this
deadline will result in the Site and Architectural Review Permit being rendered void.
3. Planning Final Required: Planning Division clearance is required prior to final Building
Permit clearance. Construction not in substantial compliance with the approved project
plans shall not be approved without prior authorization of the necessary approving body.
4. Pest Control: Prior to issuance of a demolition and/or building permit, the applicant shall
be required to hire a pest control company to inspect the site for rodents and provide a
report on the inspection to the City for review. If it has determined that rodents exist, a
remediation plan shall be prepared by the pest control company and provided to the City
for review and approval, and the remediation plan shall be implemented to rid the site of
rodents prior to issuance of a demolition and/or building permit.
5. Undergrounding of Utilities: All existing and new on-site utilities (PG&E, Cable, Phone,
etc.) shall be installed underground per Section 21.18.140 of the Campbell Municipal
Code. The applicant shall show the proposed joint trench from the nearest utility pole to
the residence on alt site plan views. The applicant shall also include the following
statement in bold text on the cover sheet and the site plan sheet: "All new and existing
utilities shall be placed underground with no exception." All applicable revision sheets
submitted to the Building Division shall also display the required statement. The
applicant is advised to contact PG&E as soon as possible (prior to start of construction)
as no occupancy or Building Permit final will be granted prior to successful completion of
the undergrounding of utilities.
Conditions of Approval
PLN2015-113 -Site and Architectural Review Permit ~ 1162 S. San Tomas Aquino Road
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6. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with
all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures
shall be of a decorative design to be compatible with the residential development and
shall incorporate energy saving features.
7. Landscaping Plan: The construction drawings for a building permit shall include a
landscaping plan prepared by a licensed landscape architect, including irrigation details
and associated calculations, in compliance with Campbell Municipal Code Section
21.26.030 and with Chapter 2.7, Division 2, of Title 23 of the California Code of
Regulations.
8. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Campbell
Municipal Code Section 21.18.060 and shall be submitted for review and approval by the
Community Development Department.
9. Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street prior
to the issuance of building permits.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior to the issuance of building
permits.
b. 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.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. 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.
Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
No building code issue has been reviewed at Development Review Committee; it will be
reviewed in the Building Permit process. Please be aware that building codes are changing
constantly; plans submitted for building permit shall comply with the code in effect at that
time. Submit permit application together with required documents to the Building Inspection
Conditions of Approval
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Division to obtain a building permit. No construction can be commenced without an
appropriate building permit. To the satisfaction of the building division manager/building
official:
1. PERMITS REQUIRED: A building permit application shall be required for the proposed
new dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
2. 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.
3. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
4. SIZE OF PLANS: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
5. 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.
6. 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.
7. 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
8. 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 Chapter 1, Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
Conditions of Approval
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9. 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.
10 APPROVALS REQUIRED: The project requires the following agency approval or
consultation prior to issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. San Jose Water Company (408) 279-7900 (Customer Service)
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)
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.
11 P.G.& E.: Applicant is advised that Secondary Dwelling Units on Residential lots are
not able to have separate electrical and gas service. Gas and Electric service must be
provided from the services associated with the main residential structure.
12 CALIFORNIA GREEN BUILDING CODE: This project is subject to the mandatory
requirements for new residential structures (Chapter 4) under the California Green
Building Code, 2013 edition .
13 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.
14 BUILD IT GREEN: Applicant shall complete and submit a "Build it Green" inventory of
the proposed new single family project prior to issuance of building permit.
15 AUTOMATIC FIRE SPRINKLER SYSTEMS: This project shall comply with Section
R313 of the California Residential building Code 2013 edition, and be equipped with a
complying Fire Sprinkler system.
16 STORM WATER 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.
Conditions of Approval
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PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as required by
Campbell Municipal Code 11.24.040. However, the City initiated a Capital Improvement
Project in 1998 which constructed the frontage improvements for this section of San Tomas
Aquino Road. The applicant is required to reimburse the City for those costs as detailed in
the Conditions of Approval.
1. Reimbursements: Prior to issuance of any grading or building permits for the site,
reimburse the City for previously constructed public improvements in the amount of
$4,396.41.
2. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per
net acre, which is $551.00.
3. Tree Removal(s): The project proposes the removal of a City Street Tree (a Crepe
Myrtle incorrectly labeled as a Sycamore on the plan) which per the Municipal Code
(11.08.050) requires a hearing of the Parks and Recreation Commission and approval
by the City Council. If the applicant wishes to move forward with removal of this street
tree, then please fill out the Street Tree Removal Permit Application Form (see
attachment). You will be scheduled for the next available meeting with the Parks and
Recreation Commission. The Commission will then make a recommendation to the City
Council. The City Council will make the final decision. You are not permitted to remove
the public street tree without first getting Council Approval.
4. 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.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
5. 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.
6. 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 alt 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.
Conditions of Approval
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7. 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. Streets that have been reconstructed or overlaid within the
previous five years will require boring and jacking for all new utility installations. South
San Tomas Aquino Road 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.
8. Encroachment Permit /Fees /Deposits: Prior to issuance of building permits for the
site, the applicant shall cause plans for public street improvements to be prepared by a
registered civil engineer, pay various fees and deposits, post security and provide
insurance necessary to obtain an encroachment permit for construction of the standard
public street improvements, as required by the City Engineer. The plans shall include the
following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the existing public right of way
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area. Specifically, the existing water meter and sewer cleanout shall be relocated
out of the right-of-way and onto private property.
c. Removal of existing southerly driveway approach as the new project no longer
makes use of it.
d. Installation of City approved street trees, and irrigation, if necessary.
e. Installation of City standard curb, gutter, and sidewalk to replace removed
southerly driveway approach.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Construction of conforms to existing public and private improvements, as
necessary.
h. Submit final plans in a digital format acceptable to the City.
9. Street Improvements Completed for Occupancy and Building Permit Final Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements and any pavement restoration
installed and accepted by the City, and the design engineer shall submit as-built
drawings to the City.
10. Utility Encroachment Permit: Separate encroachment permits for the undergrounding
and 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.
11.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,
Conditions of Approval
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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.
12. 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.
FIRE DEPARTMENT
11. Formal Plan Review: Review of this development proposal is limited to accessibility of
site access and water supply as they pertain to fire department operations, and shall not
be construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work the applicant shall make application to, and
receive from, the Building Division all applicable construction permits.
12. Fire Sprinklers Required: An Automatic residential fire sprinkler system shall be installed
in one- and two-family dwellings as follows: In all new one- and two-family dwellings and
in existing one- and two-family dwellings when additions are made that increase the
building area to more than 3,600 square feet. Exception: Aone-time addition to an
existing building that does not total more than 1,000 square feet of building area. NOTE:
Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage.
NOTE: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are
responsible for consulting with the water purveyor of record in order to determine if any
modification or upgrade of the existing water service is required. A State of California
licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to the this department for review and approval
prior to beginning their work. R313.2 as adopted and amended by CBLMC.
13. Water Supply Requirements: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an applicant capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
14. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
Conditions of Approval
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15.Address 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. CFC Sec. 505.