PC Res 3587
RESOLUTION NO. 3587
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-106 & PLN2004-107) TO ALLOW THE
CONSTRUCTION OF TWO NEW TWO-STORY SINGLE-FAMILY
RESIDENCES ON PROPERTY OWNED BY MR. TONY BAIG
LOCATED AT 1461 & 1511 BURROWS ROAD IN AN R-1-1O (SINGLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
JOSE MARTINEZ, ON BEHALF OF MR. TONY BAIG. FILE NO.:
PLN2004-106 & 107.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to applications PLN2004-1 06 and PLN2004-1 07 :
1. The density of the proposed project site is 2.1 units per gross acre for Lot No.1 and 2.7 units
per gross acre for Lot No.2, which is consistent with the General Plan land use designation
of Low Density Residential (less than 3.5 units per gross acre.)
2. The proposed project is consistent with the R-1-1O (Single-Family Residential, 10,000 square
foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction,
building coverage, floor area ratio, and parking requirements of the R-1-10 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. Lot No. 1 consists of a 4,066 square foot two-story residence, a 690 square foot attached
garage, and a 334 square foot covered porch and patio with a building coverage of 30% and
Floor Area of 37%. A twelve-foot setback is provided from the northern side property line
and a ten-foot setback is provided from the southern side property line. A twenty-five foot
setback is provided from the front property line and a forty-five foot setback from the rear
property line.
5. Lot No.2 consists of a 3,923 square foot two-story residence, a 728 square foot attached
garage, and a 266 square foot covered porch and patio with a building coverage of 28% and
Floor Area of 37%. A twenty-five foot setback is provided from the font and rear property
line. A ten-foot is provided from the northern property line and an eighteen-foot setback is
provided from the southern property line.
6. The project provides three covered and three uncovered parking spaces for Lot No.1 and
three covered and three uncovered parking spaces for Lot No. 2 where a minimum of one
covered and one uncovered parking spaces are required for each residence.
7. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
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8. The proposed two new two-story residences incorporate representative architectural features
of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car
garage doors, tile roofing, compositions shingles, and stucco siding.
9. The proposed project is surrounded by single-family residential uses to the north, south, east
and west.
10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of two single-family
residences in an urbanized area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the proj ect and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves Site and
Architectural Review Permits (PLN2004-106 and PLN2004-107) to allow the construction of
two new two-story single-family residences on property owned by Mr. Tony Baig located at
1461 & 1511 Burrows Road in an R-I-I0 (Single Family Residential) Zoning District, subject
to the following conditions.
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.
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PLN2004-106/PLN2004-107- 1461 & 1511 Burrows Road -Site and Architectural Permits
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of two new two-story residences located at 1461 & 1511 Burrows Road. The
building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by Jose M. Martinez and received by the Planning Division on
August 11, 2004, including a site plan, floor plans and elevations.
b. Color/material board received by the Planning Division on August 11,2004
c. Colored Elevation received by the Planning Division on August 11, 2004.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approval. Within this one-year period, a building
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. Architectural Details: The applicant shall include the following architectural details on the
building plan submittal. The building plan submittal shall be reviewed by the Community
Development Director prior to the issuance of building permits.
a. The driveway material for Lot No. 1 and No.2 shall consist of decorative pavement.
b. The roof material for Lot No.2 shall be flat concrete tiles.
c. The garage windows for Lot No. 1 and No.2 shall be obscure or frosted glass.
4. Park Impact Fee: A park impact fee of $1 0,990 per residence is due upon development of the
project site. Prior to issuance of a building permit, 75% of this fee is due. The remaining
25% is due prior to issuance of a certificate of building occupancy.
5. Landscape Plan: The applicant shall submit a landscape plan indicating the seven required
trees for Lot No.1 and six required trees for Lot No.2, in conformance with the City's Water
Efficient Landscaping Standards (WELS.) The landscape plan shall be submitted to the
Planning Division for review and approval by the Community Development Director prior to
the issuance of building permits. The required trees shall be installed prior to the issuance of
a Certificate of Building Occupancy.
6. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence by the applicant, unless it is determined to be in good condition
by the Community Development Director. The side yard fencing plan for Lot No.1, which
runs along Estrellita Way, shall be reviewed and approved by the Community Development
Director prior to installation.
Planning Commission Resolution No. 3587
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7. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.)
8. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code. The driveway sight lines shall be reviewed and approved by the
Community Development Director prior to installation.
9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
10. 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.
11. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
12. 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.
BUILDING DIVISION
13. Permits Required: A building permit application shall be required for the each proposed new
dwelling structure. The building permit shall include E1ectrica1/P1umbinglMechanica1 fees
when such work is part of the permit.
14. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
16. 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.
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17. 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.
18. 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 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
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
20. Special Inspections: When a special inspection is required by UB.c. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division
service counter.
22. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. 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.
d. Bay Area Air Quality Management District (Demolitions Only)
23. PG&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
Planning Commission Resolution No. 3587
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require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with PG&E concerning utility easements, distribution pole
locations and required conductor clearances.
24. 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.
PUBLIC WORKS DEPARTMENT
25. 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.
26. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
27. Vacation of Public Street and Easements: Prior to issuance of any grading or building permits
for the site, the applicant shall fully complete the vacation process. The applicant shall
submit a vacation of excess right-of-way application for approval by the City Engineer,
process the application with City staff and fully complete the vacation. The current
application processing fee is $2,060.00.
28. Lot Line Adiustment: Prior to issuance of any grading or building permits for the site, the
applicant shall fully complete a lot line adjustment process. The applicant shall submit an
application for approval by the City Engineer, process the application with City staffs
comments and fully complete the lot line adjustment. The current application processing fee
is $775.00.
29. Street Improvements: Prior to issuance of grading or building permits for the site, the
applicant shall provide plans, pay fees and deposits, post security, and provide insurance
necessary to obtain an encroachment permit. The plans shall include:
a. Removal of sidewalk and curb and gutter related to proposed driveway approach.
b. Install ADA compliant driveway approach at 1511 Burrows Road.
c. Construction of conforms to existing public and private improvements, as necessary.
30. Occupancy: Prior to allowing occupancy for any and/or buildings, the applicant shall have
the required street improvements installed and accepted by the City.
31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
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32. 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
compames.
33. 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
the 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.
34. 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 resurfaced within the previous five years will require
boring and jacking for all new utility installations. Burrows Road was recently reconstructed
in 2000. 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.
35. 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 of $2,060.00 per net acre, which is
$617.00 for 1461 Burrows Road and $598.00 for 1511 Burrows Road.
36. Notice of Improvement Obligations: Prior to issuance of any grading or building permits for
the site, the applicant will also pay the required Notice of Improvement Obligations fee as
follows: 1461 Burrows Road - $5,283.00; 1511 Burrows Road $6,171.60. The fee for
Improvement Obligations is for construction of street improvements on Burrows Road and is
applied to all properties on Burrows Road from Hacienda Avenue to Pollard Road when the
property is developed or improved. The Notice of Improvement Obligations for these
properties was recorded on May 4,2001.
37. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements, the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District requirements, and the City of Campbell Municipal Code regarding storm
water pollution prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
Planning Commission Resolution No. 3587
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PASSED AND ADOPTED this 28h day of September, 2004, by the following roll call vote:
AYES:
Commissioners:
Doorley, Francois, Gibbons, Hernandez, Rocha and
Roseberry
None
Alderete
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
G