PC Res 4316RESOLUTION NO. 4316
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 2,309 SQUARE FOOT, TWO-
STORY, SINGLE-FAMILY RESIDENCE ON PROPERTY
LOCATED AT 1655 WALTERS AVENUE. FILE NO. PLN2016-
160. .
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 PLN2016-160:
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 5,144 square-foot property located on the north
side of Walters Avenue, west of Harriet Avenue, and east of York Avenue.
6. The project is compatible with the architecture of the adjacent neighborhood in that the
project utilizes simp.le gable and hipped roof forms, with materials (stucco & stone), and
roofing (composition shingle)~ 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, 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.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-160) to allow the construction of a new 2,309
Planning Commission Resolution No. 4316
PLN2016-160 - 1655 Walters Avenue - Site and Architectural Review Permit - New SFR
Page 2 of 2
square foot, two-story, single-family residence on property located at 1655 Walters
Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED tr
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
iis 9th day of August 2016, by the following roll call vote:
Bonhagen, Dodd, Finch, Kendall, Reynolds, Rich, and
Young
None
None
None
APPROVED:
ATTEST:
Paul Ker ~oyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit
1655 Walters Avenue (PLN2016-160)
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
(PLN2016-160) to allow the construction of a new 2,309 sq. ft. single-family residence
located at 1655 Walters Avenue. The project shall substantially conform to the revised
project plans stamped as received by the Planning Division on July 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 (expiring August 19, 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 Liqhtinq: 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.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
Exhibit A- Conditions of Approval ~ 1655 Walters Ave (PLN2016-160) . Page 2 of 7
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 Plantinq: The applicant shall plant two Crepe Myrtle trees, and one Evergreen Oak
tree as `required trees' on the property to achieve a minimum of three trees based on
the property lot size. `
7. Tree Removal Permit Required: The removal of any of the '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. 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.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit. -
11. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
12. 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. The report shall be prepared by a
licensed engineer specializing in soil mechanics.
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
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. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well.
15. 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
Exhibit A- Conditions of Approval ~ 1655 Walters Ave (PLN2016-160) Page 3 of 7
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
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. Construction Fencinq: 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.
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.
Exhibit A- Conditions of Approval ~ 1655 Walters Ave (PLN2016-160) Page 4 of 7
22. California Green Buildinq 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.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.
Public Works Department
The scope of this project triggers the requirement for Frontage Improvements as required
by Campbell Municipal Code 11.24.040. However, per the San Tomas Area Neighborhood
Plan, this section of Walters Avenue is only required to install rolled curb for drainage
purposes.
These Conditions of Approval are a supplement to "The Lozano Residence Plans" dated
April 26, 2016 by Studio 14. The plans are not approved for construction. Further plan
checking by Public Works will be required post entitlement.
25. Response Letter: The applicant shall provide an itemized response letter verifying that
all the Public Works Conditions of Approval have been met or addressed at the time of
the Building Permit application.
26. Legal Lot: Prior to issuance of any grading or building permits for the site, the applicant
shall provide documentation to ascertain that the lot has been legally created.
27. Certificate of Compliance: Prior to issuance of any grading or building permits for the
site, the applicant maybe required to submit a Certificate of Compliance application for
approval by the City Engineer and pay the current application processing fee in the
event the lot was not legally created. See City of Campbell Ordinance 330 and 423.
28. Riqht-of-Wav for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional
right-of-way to be granted in fee for public street purposes along the Walters Avenue
frontage to accommodate a 20-foot half street if it doesn't already exist. The applicant
shall submit the necessary documents for approval by the City Engineer, process the
submittal with City staff's comments and fully complete the right-of-way process. 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
29. Public Service Easement: Prior to issuance of any grading or building permits for the
site, the applicant shall grant a 10' public service easement (PSE)contiguous with the
public right-of-way along the Walters Avenue frontage. 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.
Exhibit A- Conditions of Approval ~ 1655 Walters Ave (PLN2016-160) Page 5 of 7
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 $255.00.
31. 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 Pracfices
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.
32. Plan Lines: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a plan layout showing the correct distance from the street
centerline to the property line, and other relevant information in the public right of way.
33. Deferred Street Improvement Aqreement: Prior to issuance of any grading or building
permits for the site, the owner shall execute a deferred street improvement agreement
for construction of standard street improvements. Unless otherwise approved by the
City Engineer these improvements shall include, but are not limited to, removal and
replacement of street pavement structural section to centerline, relocation of utility poles
and facilities as required, installation of rolled curb, street trees, necessary drainage
facilities and necessary conforms to existing improvements.
34. 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.
35. 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.
36. 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,
Exhibit A- Conditions of Approval ~ 1655 Walters Ave (PLN2016-160) Page 6 of 7
and where new utilities and services will be installed. Joint trenches for new utilities
shall be used whenever possible.
37. 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. Walters
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.
38. Street Improvements Completed for Occupancy and Buildinq Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required pavement restoration installed and accepted by the
City, and the design engineer shall submit as-built drawings to the City.
39. Utilitv 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.
40.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.
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.
42. 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: A one-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.
Exhibit A- Conditions of Approval ~ 1655 Walters Ave (PLN2016-160) Page 7 of 7
43. 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
44. Construction Site Fire Safetv: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
45.Address Identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum
of 4 inches (101.5 mm) high with a minium stroke width of 0.5 inch (12.7mm). Where
access is by means of a private road and the building cannot be viewed from the public
way, a monument, pole, or other sign or means shall be used to identify the structure.
Address numbers shall be maintained. CFC Sec. 505.1