PC Res 4304RESOLUTION NO. 4304
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-123) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE
REUSING PORTIONS OF THE EXISTING DWELLING ON
PROPERTY LOCATED AT 1149 `A' S. SAN TOMAS AQUINO
ROAD.
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 PLN2016-123:
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 (<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-1-9 (Single Family Residential)
Zone District with approval of a Site and Architectural Review Permit.
4. The property is within the San Tomas Area Neighborhood Plan.
5. The project site is an approximately 15,246 square-foot property (9,530 sq. ft. exclusive
of right of way) located along Turner Way, west of San Tomas Aquino Road, south of
Westmont Avenue, and north of Hacienda Avenue.
6. The project is compatible with the architecture of the existing home and the adjacent
neighborhood in that the project utilizes simple architectural design that matches
existing materials and colors of existing residence, with a design not out of
conformance with the surrounding community.
7. 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;
3. The project is consistent with applicable adopted design guidelines; and
4. 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. 4304
1149 'A' S. San Tomas Aquino Rd -Site and Architectural Review Permit -New SFR
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THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-123) to allow the construction of a new single-
family residence reusing portions of the existing dwelling on property located at 1149 `A'
S. San Tomas Aquino Road, subject to the attached Conditions of Approval (attached
Exhibit "A").
PASSED AND ADOPTED tf•
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
its 28th day of June, 2016, by the following roll call vote:
Dodd, Bonhagen, Finch, Kendall, Reynolds, Rich and
Young
None
None
None
APPROVED:
ATTEST:
Paul Kermoyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2016-123)
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 for a Site and Architectural Review Permit
(PLN2016-123) to allow the construction of a new single-family residence reusing
portions of the existing dwelling located at 1149 `A' S. San Tomas Aquino Road. The
project shall substantially conform to the revised project plans stamped as received by
the Planning Division on June 14, 2016, and color and material exhibit submitted as a
desk item on June 28, 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 July 8, 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. 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.
Exhibit A -Conditions of Approval ~ 1149 `A' S. San Tomas Aquino Road
File No. PLN2016-123 -Site and Architectural Review Permit -New SFR
Page 2
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.
6. Tree Planting: Two additional trees shall be planted on the property to achieve a
minimum of five trees based on the property lot size. The trees species selected shall
not be a "fruit tree" or "eucalyptus tree" as defined in the Campbell Municipal Code.
7. Tree Removal Permit Required: The removal of any of the five required trees,
irrespective of species or size, shall require review and approval through a Tree
Removal Permit.
Building Division
8. 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.
9. Project Description: The scope of work proposed under this project constitutes
construction of a new single-family dwelling. The Building Inspection Division will
consider this project as new construction, and fees will be calculated based on the
comparative similarities to new construction.
10. 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.
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. 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
Exhibit A -Conditions of Approval ~ 1149 `A' S. San Tomas Aquino Road
File No. PLN2016-123 -Site and Architectural Review Permit -New SFR
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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.
14. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
15. 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.
16. 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.
17. 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.
18.Approvals Required: 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: 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.
19. 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.
20.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.
Exhibit A -Conditions of Approval ~ 1149 `A' S. San Tomas Aquino Road
File No. PLN2016-123 -Site and Architectural Review Permit -New SFR
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21. 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.
22. 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.
23. 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.
24. New Dwelling: This structure shall be classified as a new Single Family Dwelling under
Chapter 18.32 of the Campbell Municipal Code and shall be equipped with residential
fire sprinklers compliant with Section R313 of the California Residential Code 2013 ed.
Public Works Department
25. 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
$825.00.
26. 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 $464.00.
27. The following conditions only apply if the applicant has a need to install /upgrade utility
services (water, sewer, gas, etc.) in S. San Tomas Aquino Road:
a. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the project 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.
b. 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. Join trenches
for new utilities shall be used whenever possible.
c. 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. S. San Tomas Aquino Road has not been reconstructed or overlaid in
the last 5 years. The pavement restoration plan shall indicate how the street
Exhibit A -Conditions of Approval ~ 1149 `A' S. San Tomas Aquino Road
File No. PLN2016-123 -Site and Architectural Review Permit -New SFR
Page 5
pavement shall be restored following the installation or abandonment of all utilities
necessary for the project.
28. 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.
29. 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
30. 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.