PC Res 4390RESOLUTION NO. 4390
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2016-416) FOR A NEW 4,049 SQUARE FOOT
SINGLE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED
GARAGE ON PROPERTY LOCATED AT 1394 MUNRO 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 numbers PLN2016-416:
1. The project site is located at the end of Munro Avenue, west of S. San Tomas
Aquino Road.
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 (<4.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
4. The project site is an approximately 32,854 square-foot lot.
5. 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.
6. The project is compatible with the architecture of the adjacent neighborhood in that
the project incorporates representative architectural features of homes in the San
Tomas Area including the single-story design, gable roof forms, wood siding and
stucco exterior.
7. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
8. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
9. 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;
Planning Commission Resolution No. 4390 Page 2 of 2
PLN2016-416 ~ 1394 Munro Ave. -Site & Architectural Review Permit
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. This project is Categorically Exempt under per Section 15303 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 (PLN2016-416) for a new 4,049 square foot single-story
single-family residence with attached garage on property located at 1394 Munro
Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 11th day of July, 2017, by the following roll call vote:
AYES: Commissioners: Kendall, Rich, Hernandez, Reynolds, Young
NOES: Commissioners:
ABSENT: Commissioners: Dodd, Rivlin
ABSTAIN: Commissioners:
APPROVED: ~ ~
vonne Kendall, Chair
/'1
ATTEST: ` ' '
Paul Ke moyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2016-416)
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 new 4,049 square foot single-story
single-family residence with attached garage (Site and Architectural Review Permit
PLN2016-416) in the R-1-9 (Single Family Residential) Zoning District. The project
shall substantially conform to the Revised Project Plans, received by the
Community Development Department on April 27, 2017, and as amended by the
revised Material Board received by the Community Development Department on
July 10, 2017, except as may be modified by the Planning Commission, the
Community Development Director, and/or as conditioned 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 21, 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.
Planning Final Required: Planning Division clearance is required prior to final
Building Permit clearance. Construction not in substantial compliance with the
approved project plans shall not be approved without prior authorization of the
necessary approving body.
4. Building Permit Plans: Plans submitted for Building Permit shall incorporate the
following changes, to the satisfaction of the Community Development Director:
a. The garage door shall be comprised of solid, opaque material.
b. The stained wood accent siding shall be incorporated across the bottom of the
front facade of the home.
5. Fences/Walls: Any newly proposed fencing and/or walls shall comply with
Campbell Municipal Code Section 21.18.060 and shall be submitted for review and
approval by the Community Development Department.
Exhibit A -Conditions of Approval Page 2 of 6
PLN2016-416 ~ 1394 Munro Avenue -Site & Architectural Review Permit
6. 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).
a. The front yard shall be landscaped and paving shall not exceed 50% of the front
yard pursuant to Campbell Municipal Code (CMC) Sections 21.26.030(6) and
21.18.070 respectively.
b. The landscape plans should indicate the square footage of disturbed/re-
landscaped planting areas or new planting areas.
c. If the project landscape area is 500 square feet or greater, the applicant shall
submit a landscape documentation package demonstrating compliance with the
2015 California Model Water Efficient Landscape Ordinance (MWELO).
i. If the landscape area is 2,500 square feet or less, the project may comply
with the prescriptive option (Appendix D) per Section 490.1 (c) of the
MWELO.
ii. If the landscape area is over 2,500 square feet, submit a landscape
documentation package prepared by a licensed landscape architect
demonstrating compliance with the full MWELO requirements.
d. All landscaping shall be installed prior to building occupancy and shall be
continuously maintained.
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 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.
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.
9. 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
Exhibit A -Conditions of Approval Page 3 of 6
PLN2016-416 ~ 1394 Munro Avenue -Site & Architectural Review Permit
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. r
f. Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
Building Division:
10. 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.
11. 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.
12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
14. 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. This report shall be prepared by a
licensed engineer specializing in soils mechanics.
15. 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. The site plans shall include site drainage details to
show how water generated by structure will be directed on site.
16. 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
Exhibit A -Conditions of Approval Page 4 of 6
PLN2016-416 ~ 1394 Munro Avenue -Site & Architectural Review Permit
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
17. 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.
18. 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.
19. 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. Bay Area Air Quality Management District (Demolitions Only)
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.
20. 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.
21. California Green Building Code: This project is subject to the mandatory requirements for
new residential structures (Chapter 4) under the California Green Building Code, 2016
edition.
22. 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.
Exhibit A -Conditions of Approval Page 5 of 6
PLN2016-416 ~ 1394 Munro Avenue -Site & Architectural Review Permit
23. 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.
24. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential building Code 2016 edition, and be equipped with a complying Fire
Sprinkler system.
25. 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.
26. Please note that this project will be reviewed and issued under the provision of the 2016
California Codes.
PUBLIC WORKS DEPARTMENT
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 $1,568.00
2. 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.
3. The following conditions only apply if the applicant has a need to install /upgrade
utility services (water, sewer, gas, etc.) in the street:
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. Munro Avenue has not been
reconstructed or overlaid in the last 5 years. The pavement restoration plan
Exhibit A -Conditions of Approval Page 6 of 6
PLN2016-416 ~ 1394 Munro Avenue -Site & Architectural Review Permit
shall indicate how the street pavement shall be restored following the
installation or abandonment of all utilities necessary for the project.
4. 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
1. Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements 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 Department all applicable construction permits.
2. Requirements for sprinkler installation, water supply requirements, construction
site fire safety and address identification has been noted on page A 1.0.
3. Note: Applicable codes for this project is the 2016 version of the California code
set.