PC Res 4357RESOLUTION NO. 4357
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-286) TO ALLOW
THE CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY
RESIDENCE ON PROPERTY LOCATED AT 1639 WALTERS
AVENUE. FILE NO.: PLN2016-286
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 PLN2016-286:
1. The project site is located along Walters Avenue, east of Harriet Avenue.
2. The project site is zoned R-1-9 (Single Family Residential) on the City of Campbell
Zoning Map and within the boundaries of the San Tomas Area Neighborhood Plan
(STANP).
3. The project site is designated Low Density Residential (<3.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
4. The project site is an approximately 7,690 square-foot lot, rendering it a non-
conforming lot due a deficient net lot area.
5. Pursuant to STANP Land Use Policy 'D' (Exceptions for Non-Conforming Lots) a
legally created lot that does not meet the minimum lot size requirement for the district
in which it is located may utilize the side and rear setbacks and lot coverage
requirements of the zoning district in which the lot would be conforming, which for the
project site are the standards of the R-1-6 Zoning District.
6. 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 and does not
utilize the exception provision for non-conforming lots.
7. The project is compatible with the architecture of 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.
8. 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;'
Planning Commission Resolution No. 4357
PLN2016-286 - 1639 Walters Ave. -Site and Architectural Review Permit Page 2 of 2
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 (PLN2016-286) to allow the construction of a new two-story
single-family residence on property located at 1639 Walters Avenue, subject to the
attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 24th day of January, 2017, by the following roll call vote:
AYES: Commissioners: Hernandez, Kendall, Reynolds, Young and Rich
NOES: Commissioners: None
ABSENT: Commissioners Dodd
ABSTAIN: Commissioners: None
APPROVED: ~ //~~``(% G%~ ~//~~~/!i
onne Kendall, Chair
ATTEST:
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2016-286)
1639 Walters Avenue
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
(PLN2016-286) to allow the construction of a new two-story single-family residence on
property located at 1639 Walters Avenue. The project shall substantially conform to the
Revised Project Plans and Color/Material Board stamped as received by the Planning
Division on November 4, 2016 and September 2, 2016, respectively, 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 January 30, 2018). 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. Plan Revisions: The building permit submittal construction plans shall incorporate the
following revision(s):
a. The upstairs master-bathroom window adjacent to the tub shall incorporate either
a clearstory design or use of obscured glass.
Compliance with these requirement(s) and plan revision(s) shall be subject to the
satisfaction of the Director of Community Development.
5. 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.
Exhibit A -Conditions of Approval ~ 1639 Walters Ave. (PLN2016-286) Page 2
6. 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.
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
7. 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.
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. 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.
12. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
13. 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.
Exhibit A -Conditions of Approval ~ 1639 Walters Ave. (PLN2016-286) Page 3
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~lnspection Division Counter.
15. 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.
16.A~provals 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.
17. 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.
18.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.
19. 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.
20. 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.
21. 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.
Exhibit A -Conditions of Approval ~ 1639 Walters Ave. (PLN2016-286) Page 4
PUBLIC WORKS DEPARTMENT
22. 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.
23. Right-of-Way 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. See attached Street
Dedication Application Form.
24. 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 $374.00.
25. 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.
26. Deferred Street Improvement Agreement: 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.
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.
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,
Exhibit A -Conditions of Approval ~ 1639 Walters Ave. (PLN2016-286) , Page 5
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
28. 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.
29. 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.
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. 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.
Additionally, all pavement work shall extend to the most distant utility trench and
pavement restoration shall encompass all utility trenches creating one rectangle.
31. 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 pavement restoration installed and accepted by the
City, and the design engineer shall submit as-built drawings to the City.
32. Utility 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.
33.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.