PC Res 4264RESOLUTION NO. 4264
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY C)F CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2015-255) TO ALLOW CONSTRUCTION OF
ANEW TWO-STORY RESIDENCE LOCATED AT 1443 HARRIET
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.
The Planning Commission finds as follows with regard to File No. PLN2015-255:
1. The project site is zoned R-1-9 (Single Family Residential) on the City of Campbell
Zoning Map.
2. The project site is designated Low-Density Residential (3.5 units/gr. acre) on the City
of Campbell General Plan Land Use diagram.
3. The property is within the San Tomas Area Neighborhood Plan.
4. The project site is located on the west side of Harriet Avenue, north of Van Dusen
Lane.
5. The proposed project consists of a two-story 4,443 square-foot single-family
residence with a building lot coverage of 23.8% and Floor Area Ratio (FAR) of
33.1 %.
6. The proposed project will be compatible with the R-1-9 (Single Family Residential)
Zoning District with approval of a Site and Architectural Review Permit.
7. The new residence will provide one covered and one uncovered parking space,
satisfying the applicable parking requirement.
8. The project, as proposed and conditioned, is compatible with the existing residential
neighborhood.
9. The proposal incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms and gabled roofs.
10. The standing seam metal roof is an appropriate material for the proposed design
which incorporates a traditional architectural form with "modern farmhouse" design
elements.
11. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required Conditions of Approval, will have a
significant adverse impact on the environment.
Planning Commission Resolution No. 4264 Page 2 of 2
PLN2015-255 -Site and Architectural Review Permit
1443 Harriet Avenue
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
12. The project will be consistent with the General Plan;
13. The project will aid in the harmonious development of the immediate area;
14. The project is consistent with applicable adopted design guidelines of the San
Tomas Area Neighborhood Plan; and
15. This 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 (PLN2015-255), subject to the attached recommended
Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
8th day of December, 2015, by the following roll call vote:
Bonhagen, Finch, Kendall, Rich, Dodd, Reynolds and
Young
None
None
None
APPROVED:
Pamela Fin~h,iChair
,.
ATTEST: -~"( i ;
Paul Kermbyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-255)
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 withi 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 Protect: Approval is granted for a Site and Architectural Review Permit
(PLN2015-255) to allow the construction of a two-story single-family residence on
property located at 1443 Harriet Avenue. The project shall substantially conform to
the Project Plans and Color and Material Board stamped as received by the Planning
Division on October 14, 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 December 8, 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. Plan Revisions: Prior to building permit submittal, the applicant and architect shall
revise the project plans with a maximum 10-foot wide driveway.
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 all site plan views. The applicant shall also include the
following statement in bold one inch text on the cover sheet, the site plan sheet, and
all electrical plans: "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
Site and Architectural Review Permit - PLN2015-255
Page 2
6. 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.
7. On-Site Lightin~c.: 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
developmenir and shall incorporate energy saving features.
8. Landscaping Plan: The construction drawings for a building permit shall include a
final 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.
9. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Campbell
Municipal Cade Section 21.18.060 and shall be submitted for review and approval by
the Community Development Department.
10. 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.
11. 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.
Conditions of Approval
Site and Architectural Review Permit - PLN2015-255
Paae 3
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.
f. Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
Building Division
12. Permits Required: A demolition permit is required for the structure to be removed. A
building permit application shall be required for the proposed new single family
structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
13. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 iri. X 36 in.
16. Soils Report_Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
17. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details. 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.
18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in i:he 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
Conditions of Approval
Site and Architectural Review Permit - PLN2015-255
Paoe 4
19. 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.
20. Non-Point Source 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.
21. 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.
22.Approvals Re uired: The project requires the following agency approval prior to
issuance of the building permit:
o West Valley Sanitation District (378-2407)
o Santa Clara County Fire Department (378-4010)
o Bay Area Air Quality Management District (Demolitions Only)
o San Jose Water Company (279-7900)
o School District:
^ Campbell Union School District (378-3405)
^ Campbell Union High School District (371-0960)
^ Moreland School District (379-1370)
^ Cambrian School District (377-2103)
Note: Ta 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.
^ Bay area Air Quality District (Demolitions Permits)
23. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early
as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
in the approval process. Applicant should also consult with P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
24. 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.
25. 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.
Conditions of Approval
Site and Architectural Review Permit - PLN2015-255
Page 5
26. California Green Building Code: This project is subject to the mandatory
requirements for Residential Structures (Chapter 4) under the California Green
Building Code, 2013 edition.
27.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.
28. 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.
Public Works department
29. Response Letter: Upon submittal of the Street Improvement Plans, the applicant
shall provide an itemized response letter verifying that all the Public Works
Conditions of Approval have been met or addressed.
30. 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 $657.00 (set for R-1 land use).
31. 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.
32. 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.
33. 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.
34. 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
Conditions of Approval
Site and Architectural Review Permit - PLN2015-255
Page 6
within the previous five years will require boring and jacking for all new utility
installations. Neither Harriet Avenue or Van Dusen Lane has 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.
35. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall
execute a street improvement agreement, cause plans for public street improvements
to be prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the
City Engineer:
a. Show location of all existing utilities within the existing public right of way.
b. Installation of accessible compliant wheelchair ramp at the northwest corner of
Harriet Avenue and Van Dusen Lane.
c. Installation of a detached sidewalk and an accessible compliant driveway per
City Standard Detail D-14.2 along the Harriet Avenue frontage.
d. Installation of City approved street tree in new park strip along the Harriet
Avenue frontage.
e. Removal of existing driveway approach and necessary sidewalk, curb and
gutter on Van Dusen Lane and replacement with an accessible compliant
driveway per City Standard Detail D-15.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Installation of traffic control, stripes and signs.
h. Construction of conforms to existing public and private improvements, as
necessary.
i. Submit final plans in a digital format acceptable to the City.
36. 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 pavement restoration
installed and accepted by the City, and the design engineer shall submit as-built
drawings to the City.
37. Maintenance of Landscaping_ Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
Conditions of Approval
Site and Architectural Review Permit - PLN2015-255
Page 7
38. Utility Encroachment Permit: Separate encroachment 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.
39.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.
40. 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.
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.
Fire Department
41. 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.