PC Res 4278RESOLUTION NO. 4278
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2015-369) TO ALLOW
FOR A NEW TWO-STORY RESIDENCE (APPROXIMATELY 3,071
S.F.) REUSING PORTIONS OF THE EXISTING STRUCTURE AND
RESUJLTING IN A FLOOR AREA RATIO EXCEEDING 45% (49%
PROPOSED) ON PROPERTY LOCATED AT 283 WARWICK
DRIVE.
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 PLN2015-369:
Environmental Findi
1. 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
single-family dwellings.
Evidentiary Findings
1. The project site is zoned R-1-6 (Single Family Residential) on the City of Campbell
Zoning Map.
2. The project site is designated Low Density Residential (6 units/gr. acre) on the City of
Campbell General Plan Land Use diagram.
3. The proposed project will be compatible with the R-1-6 (Single Family Residential)
Zone District with approval of a Site and Architectural Review Permit due the proposed
FAR of .499.
4. The project site is located at the west side of Warwick Drive, south of W. Latimer
Avenue, and north of W. Campbell Avenue within the R-1-6 (Single-Family Residential)
Zoning District.
5. The perceived scale and mass of the home is compatible with the adjacent homes and
the homes in the surrounding area.
6. The home minimizes the use of design features that make it appear significantly larger
than the adjacent homes and the homes in the surrounding area.
7. The project places the second story toward the center of the house, resulting in a more
balanced and less boxy feel for the home.
8. The placement and size of the windows convey a horizontal emphasis, and enhance
privacy to neighbors.
Planning Commission Resolution No. 4278
283 Warwick Drive -Site and Architectural Review Permit (PLN2015-369)
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9. The project incorporates steps and breaks in otherwise long building walls to reduce
mass and enhance visual interest.
10. The project uses different materials and finish to break up the facade and keep the
home from appearing too massive or boxy.
11. The two-story home will not exceed 24-feet, 4.25-inches, which serves to integrate the
structure in the neighborhood.
12. The craftsman architecture and material selections (asphalt shingle roofing,
combination shingle and board and batten siding) are highly responsive to the
neighborhood context which exhibits similar features and designs.
13. 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.
14. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
15. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.42.060(8) 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.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2015-369) to allow fora new two-story residence
(approximately 3,071 s.f.) reusing portions of the existing structure and resulting in a floor
area ratio exceeding 45% (49% proposed) on property located at 283 Warwick Drive,
subject to the attached Conditions of Approval (attached Exhibit "A").
Planning Commission Resolution No. 4278
283 Warwick Drive -Site and Architectural Review Permit (PLN2015-369)
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PASSED AND ADOPTED this 23~d day of March, 2016, by the following roll call vote:
AYES: Commissioners: Finch, Kendall, Reynolds, Rich and Young
NOES: Commissioners: None
ABSENT: Commissioners Bonhagen & Dodd
ABSTAIN: Commissioners: None
~ / ~ ~ > r ~
APPROVED: ~'~~~~ ~' '~ ~ ~~~ '~r ~
vonne Kendall, Acting Chair
ATTEST:
Paul Kermoy ,Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-369)
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 fora (PLN2015-369) allowing construction of a
new two-story residence (approximately 3,071 sq. ft.) reusing portions of the existing
structure and resulting in a floor area ratio exceeding 45% (49% proposed) on property
located at 283 Warwick Drive within the R-1-6 (Single-Family Residential) Zoning
District. The project shall substantially conform to the project plans stamped as received
by the Planning Division on February 25, 2016, 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 (April 1, 2017). 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 Building Permit
final. Construction not in substantial compliance with the approved project plans shall not
be approved without prior authorization of the necessary approving body. Please add a
note to the cover sheet of the project plans indicating this requirement (i.e. Planning
Final Required).
4. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
5. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
6. 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.
7. 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
Exhibit A -Conditions of Approval ~ 283 Warwick Drive
File No. PLN2015-369
Page 2
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.
8. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
9. 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.
10. Grading Plan: The building permit construction plans shall include a grading and
drainage plan prepared by a qualified engineer showing drainage indicating actual (not
assumed) existing and proposed grades relative to existing grade and showing
management of on-site drainage for review and approval by the Community
Development Director. The existing grade shall be modified by the minimum necessary
to ensure proper drainage.
11. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 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.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. 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.
e. 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 building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
13. Project Description: The Building Inspection Division considers this project as new
construction, and fees will be calculated based on the comparative similarities to new
construction. This project has been reviewed under the provisions of Chapter 18.32 of
the City Campbell Municipal Code in determining how this project is defined.
Exhibit A -Conditions of Approval ~ 283 Warwick Drive
File No. PLN2015-369
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14. Plan Preparation: Portions of this project require 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.
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 minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
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.
18. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R and
MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall be
submitted as well.
20. 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.
21. 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.
22.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:
d. Campbell Union School District (378-3405)
e. Campbell Union High School District (371-0960)
f. Moreland School District (379-1370)
g. 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.
Exhibit A -Conditions of Approval ~ 283 Warwick Drive
File No. PLN2015-369
Paae 4
h. Bay Area Air Quality Management District (Demolitions Only)
i. San Jose Water Company (279-7900)
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.Intent to Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises
to be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
25. 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.
26. 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.
27. 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.
28. Residential Structures: This project shall comply with the mandatory requirements for
Residential Structures, Chapter 4 of the California Green Building Code 2013 ed.
29. Fire Sprinklers Required: This Structure, as a new Single Family Dwelling under Chapter
18.32 of the Campbell Municipal Code, shall be equipped with residential fire sprinklers
compliant with Section R313 of the California Residential Code 2013 ed.
Public Works Division
The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. However, the existing frontage
improvements are in good condition and the recent upgrade to the corner wheelchair
ramp eliminates the need for the applicant to do that upgrade.
30. Water Meter: The project has an existing water meter installed in the public right-of-way.
If the water service is required to be upsized as part of the project (i.e. due to fire
sprinklers), then the new water meter shall be installed on private property behind the
public right-of-way line. If the existing water service is not required to be upgraded, then
the Property Owner can avoid the cost of relocating the water meter by executing a
Private Improvements Agreement as listed in the following condition.
Exhibit A -Conditions of Approval ~ 283 Warwick Drive
File No. PLN2015-369
Page 5
31. Private Fence: The project has an existing fence installed in the public right-of-way
along the West Latimer Avenue frontage. If the applicant wishes to maintain that
existing fence, then the Property Owner must execute a Private Improvements
Agreement and trim back the existing vegetation as to not impede pedestrians walking
along West Latimer Avenue.
32. Private Improvements Agreement: Prior to issuance of any grading or building permits
for the project, the owner shall execute an "Agreement for Private Improvements in the
Public Right of Way". This agreement would be required to allow the existing water
meter and the existing fence located in the public right of way along the frontage of this
property to remain.
33. Water Meter(s) and Sewer Cleanout(s): If installing new water meter and/or sewer
cleanout then it shall be installed on private property behind the public right-of-way line.
34. 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.
35. 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. 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.
36. Utility Encroachment Permits: Separate City 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.