PC Res 4288RESOLUTION NO. 4288
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2015-268) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY LOCATED AT 773 UNION 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 number PLN2015-268:
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 proposed project will be compatible with the R-1-8 (Single Family Residential)
Zone District with approval of a Site and Architectural Review Permit.
4. The project site is located along Union Avenue.
5. The proposed home is similar in scale to the home immediately left of the subject
property. The home will be located towards the front of the lot, thereby minimizing its
impact on the smaller adjacent home which is situated towards the rear of the lot
immediately right of the subject property. Given these circumstances, the proposed
home should not have an adverse aesthetic impact upon existing adjoining properties
and should complement the surrounding neighborhood.
6. 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.
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. Staff recommends that the Planning Commission find that 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.
Planning Commission Resolution No. 4288
PLN2015-268 - 773 Union Ave -Site and Architectural Review Permit
Page 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2015-268) to allow the construction of a new single-
family residence on property located at 773 Union Avenue, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 10th day of May, 2016, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
ATTEST:
Dodd, Finch, Reynolds, Rich and Young
None
Bonhagen and Kendall
None
APPROVED:
Paul Kerfnoyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-268)
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 a Site and Architectural Review Permit
(PLN2016-041) to allow construction of a new two-story 3,586 square-foot residence
and attached garage located at 773 Union Avenue. The project shall substantially
conform to the revised project plans stamped as received by the Planning Division on
May 5, 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 (expiring June 3, 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.
4. 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.
5. Landscaping Plan: The construction drawings submitted for a building permit shall
include a front yard landscaping plan, including irrigation details and associated
calculations, prepared in compliance with Campbell Municipal Code Chapter 21.26
(Landscaping Requirements) and with Chapter 2.7, Division 2, of Title 23 of the
California Code of Regulations (Model Water Efficient Landscape Ordinance).
6. Construction Activities: The applicant shall abide by the following requirements during
construction:
Exhibit A -Conditions of Approval
File No. PLN2015-268 - 773 Union Avenue -Site and Architectural Review Permit
Paae 2
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.
f. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
BUILDING DIVISION
Note: 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 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:
7. 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.
8. 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.
9. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
10. SIZE OF PLANS: The minimum size of construction plans submitted for building
permits shall be 24 in. x 36 in.
11. SOILS REPORT: Two copies of a current soils report, prepared to the satisfaction of
the Building Official, containing foundation and retaining wall design recommendations
Exhibit A -Conditions of Approval
File No. PLN2015-268 - 773 Union Avenue -Site and Architectural Review Permit
Page 3
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
12. 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.
13. 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
14. 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.
15. 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.
16. 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)
17. 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.
Exhibit A -Conditions of Approval
File No. PLN2015-268 - 773 Union Avenue -Site and Architectural Review Permit
Page 4
18. 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.
19. 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.
20. 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.
21. 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.
22. 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 DIVISION
The scope of this project triggers the requirement for Frontage Improvements as required by
Campbell Municipal Code 11.24.040. The existing driveway approaches are not ADA
compliant, however an additional strip of sidewalk can be added behind the existing
driveway approaches and existing sidewalk along the frontage to achieve ADA compliance
and provide a wider sidewalk along this arterial street. The building permit will not be issued
until all Public Works Conditions of Approval have been satisfied. These Conditions of
Approval are a supplement to the Civil plans dated December 10, 2015 prepared by TS/Civil
Engineering, Inc.
23. Private Easements: Site plan to show storm drain and overland release easement to
be created in support of subdivision at 739 Briarwood Way.
24. Sidewalk Easement: Prior to issuance of any building permits for the site, the
applicant shall grant a sidewalk easement on private property contiguous with the
public right-of-way along the Union Avenue frontage, unless otherwise approved by the
City Engineer. The applicant shall cause all documents to be prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
25. Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay
the required Storm Drain Area fee, currently set at $2,120.00 per net acre.
26. 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
Exhibit A -Conditions of Approval
File No. PLN2015-268 - 773 Union Avenue -Site and Architectural Review Permit
Page 5
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.
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): Proposed water meter and sewer cleanout
shall be installed on private property behind the public right-of-way line.
29. Utility Coordination Plan: Prior to recordation of the Parcel Map, 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. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Union 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. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits
Prior to recordation of the Parcel Map, 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 new and existing public right of way
Exhibit A -Conditions of Approval
File No. PLN2015-268 - 773 Union Avenue -Site and Architectural Review Permit
Page 6
b. Installation of City approved sidewalk behind existing sidewalk and driveway
approaches across entire frontage.
c. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
d. Installation of service laterals for water, sanitary and storm drain utilities.
e. Installation of traffic control, stripes and signs.
f. Construction of conforms to existing public and private improvements, as
necessary.
g. Submit final plans in a digital format acceptable to the City.
32. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
occupancy, 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.
33. Utility Encroachment Permit(s): 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
encroachment permits for sanitary sewer, gas, water, electric and all other utility work.
34. 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.