PC Res 4324RESOLUTION NO. 4324
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL DENYING AN APPEAL (PLN2016-223)
AND UPHOLDING THE COMMUNITY DEVELOPMENT
DIRECTOR'S APPROVAL OF AN ADMINISTRATIVE SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-102) AND
ASSOCIATED CONDITIONS OF APPROVAL THAT ALLOWED THE
CONSTRUCTION OF A SECOND-STORY ADDITION ON AN
EXISTING HOME LOCATED AT 1266 W. 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 PLN2016-223:
1. The density of the proposed project site is one unit per 10,055 gross square feet, which
is consistent with the General Plan land use designation of Low Density Residential
(less than 6 units per gross acre).
2. The project site is zoned R-1-6 (Single Family Residential - 6,000 sq. ft. lot size).
3. The project, as proposed and conditioned, is on a conforming lot within the R-1-6
Zoning District and meets the height restriction, building coverage,- floor area ratio, and
parking requirements of the R-1-6 Zoning District as specified within the San Tomas
Area Neighborhood Plan.
4. The proposed project will result in a total floor area of 3,267 square-feet (32.5%) and
lot coverage of 2,283 square-feet (23%) where a 45% floor area ratio and 40% building
coverage are allowed.
5. The project will substantially conform to the Revised Project Plans dated as received
by the Community Development Department on August 11, 2016.
6. The home includes two parking spaces in an enclosed garage.
7. The proposal incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms and hipped and
gabled roofs.
8. The Planning Commission considered the appeal and issues raised before and during
the Public Hearing, but ultimately determined that the project, as redesigned to address
privacy issues, was consistent with the Municipal Code and the San Tomas Area
Neighborhood Plan.
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.
4. The 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. 4324
PLN2016-223 - 1266 W. San Tomas Aquino Rd -Deny Appeal & Uphold Admin Approval
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THEREFORE, BE IT RESOLVED that the Planning Commission denies an Appeal
(PLN2016-223) and Upholds the Community Development Director's approval of an
Administrative Site and Architectural Review Permit (PLN2016-102) and associated
conditions of approval that allowed the construction of a second-story addition on an
existing home located at 1266 Vli. San Tomas Aquino Road, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 23~d day of August, 2016, by the following roll call vote:
AYES
NOES:
ABSENT:
ABSTAIN
Commissioners: Bonhagen,
Young
Commissioners: None
Commissioners None
Commissioners: None
Dodd, Finch, Kendall, Reynolds, Rich and
APPROVED:
ATTEST:
Paul Kermoyan, Secretary
Exhibit A
CONDITIONS OF APPROVAL
Administrative Site and Architectural Review Permit
1266 W. San Tomas Aquino Road
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 an Administrative Site and Architectural
Review Permit (PLN2016-102) for construction of a 3,267 sq. ft. two-story single-
family residence and attached garage on property located at 1266 W. San Tomas
Aquino Road. The project shall substantially conform to the Revised Project Plans
dated as received by the Community Development Department on August 11, 2016,
except as may be modified by the Conditions of Approval herein.
2. Planning Final Required: Planning sign off 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.
3. Permit Approval Expiration: The Administrative Site and Architectural Review Permit
approval shall be valid for one year from the date of final approval. Within this one-
year period a building permit must be obtained. Failure to meet this deadline will
result in the Administrative Site and Architectural Review Permit being void.
4. Landscaping: 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). All landscaping shall be
maintained in good health.
5. 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.
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
Planning Commission Resolution No. 4324
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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.
8. Construction Activities: The applicant shall abide by the following requirements
during construction:
9. 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.
10. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
11. Unnecessary idling of internal combustion engines shall be strictly prohibited.
12. 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.
13. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL
14. Storm Drain Area Fee: Prior to issuance of the building permit, the applicant shall
pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which
is $530.00.
15. 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.
16. Encroachment Permit/Fees/Deposits: The applicant shall obtain an encroachment
permit (including fees, surety and insurance) for the construction of a new ADA
compliant driveway approach.
17. 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.
18. The following conditions only apply if the applicant has a need to install /upgrade
utility services (water, sewer, gas, etc.) in the street:
Planning Commission Resolution No. 4324
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a. Utility Encroachment Permit: Separate 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.
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. Joint 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. W. San Tomas Aquino Road 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.
19. 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.
BUILDING DIVISION CONDITIONS OF APPROVAL:
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 constaritly; 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.
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To the satisfaction of the Building Division Manager/Building Official:
20. 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.
21. PROJECT DESCRIPTION: This project is proposed as a "remodel and addition to
an existing dwelling". The Building Inspection Division will consider this project as a
Remodel & Addition, 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 to determine how this project is defined.
22. 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.
23. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
24. SIZE OF PLANS: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
25. 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.
26. SEISMIC REQUIREMENTS: Additions and Alterations to (e) residential structures
shall comply with Section 3404 of the 2013 California Building Code (CBC).
27. 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.
28. 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.
29. 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.
30. APPROVALS REQUIRED: The project requires the following agency approval prior
-~ to issuance of the building permit:
Planning Commission Resolution No. 4324
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a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. San Jose Water Company (279-7900)
e. 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)
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.
31. 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.
32. 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.
33. 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.
34. 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.
35. 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.
36. This project shall comply with the mandatory requirements for Residential Structures,
Chapter 4 of the California Green Building Code 2013 ed.
37. This Structure, if classified 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.