PC Res 4401RESOLUTION NO. 4401
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2017-153) FOR THE CONSTRUCTION OF
SEVEN (7) TWO-STORY SINGLE-FAMILY HOMES ON PROPERTY
LOCATED AT 1180 Abbott 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 PLN2017-153:
The proposed project ("project") includes a Tentative Subdivision Map to create
seven residential lots (PLN2016-318), Site and Architectural Review Permit for
each of the seven residential structures (PLN2017-153), a Tree Removal Permit to
allow for the removal of three protected trees (PLN2017-155), and a Mitigated
Negative Declaration to satisfy CEQA requirements (PLN2017-154).
2. The project site consists of an 88,446 square foot lot (gross site area) located on
Abbott Avenue, east of Laurance Hill Court. Abutting land uses include single-family
residences to the north, south, east, and west.
3. The site is currently developed with one single-family residence and several
accessory structures that will be demolished as part of the project.
4. The subject parcel is zoned R-1-9 (Single Family Residential) as shown on the
Campbell Zoning Map and designated Low Density Residential (<4.5 units/gr. acre)
as shown on the Campbell General Plan Map.
5. The subject parcel is within the boundaries of the San Tomas Area Neighborhood
Plan (STANP) Plan, as incorporated within the Campbell General Plan, Appendix
A1.
6. The proposed density of approximately 3.27 units per gross acre is consistent with
the maximum density permitted by the Low Density Residential (< 4.5 units/gr. acre)
General Plan land use designation.
7. On the basis of the Initial Study, and as supported by substantial evidence, the
project will not have a significant effect on the environment due to the application of
uniformly applicable development policies and incorporation of project-specific
conditions of approval and mitigation measures.
8. The City of Campbell provided a Notice of Intent (NOI) to adopt a Mitigated
Negative Declaration (MND) to the public via the Campbell Express, the County
Clerk, and on the City website. The NOI included a 20-day public review period
Planning Commission Resolution No. 4401 Page 2 of 2
PLN2017-153 ~ 1180 Abbott Avenue -Site & Architectural Review Permit
pursuant to the California Environmental Quality Act Guidelines. The 20-day public
review period began on May 11, 2017 and the public was invited and encouraged to
submit comments in writing regarding the draft MND and/or attend the June 27th
Planning Commission Public Hearing. No comments have been received on the
draft MND.
Based upon the foregoing findings of fact and pursuant to CMC Section 21.42.020, the
Planning Commission further finds and concludes that:
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. This project will not have a significant effect on the environment due to the
application of uniformly applicable development policies and incorporation of
project-specific conditions of approval and mitigation measures.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2017-153) for the construction of seven (7) new, two-
story single-family homes on property located at 1180 Abbott Avenue, subject to the
attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 8th day of August, 2017, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
APPROVED.
Yvonne Kendall, Chair
ATTEST: " "'
Paul Ke moyan, Secretary
Exhibit A
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2017-153)
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
(PLN2017-153) for seven (7) single-family two-story homes on the property located
at 1180 Abbott Avenue. The project shall substantially conform to the Project
Plans and Color and Material Board, stamped as received by the Community
Development Department on July 12, 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 August 18, 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 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. Additional Conditions: Applicant shall comply with all planning division conditions of
approval provided in the Resolutions approving the Tentative Vesting Subdivision
Map (PLN2016-318), Tree Removal Permit (PLN2017-155), and Mitigated
Negative Declaration (PLN2017-154).
5. FencesM/alls: 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.
6. 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
Exhibit A -Conditions of Approval Page 2 of 6
PLN2017-153 ~ 1180 Abbott Avenue -Site & Architectural Review Permit
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.
7. 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. No loud environmentally disruptive noise over fifty dbs, such as air
compressors without mufflers, continuously running motors or generators, loud
playing musical instruments or radios will be allowed during the authorized
hours of construction, Monday through Saturday, where such noise may be a
nuisance to adjacent residential neighbors. Such nuisances shall be
discontinued.
f. Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
8. Stormwater and Grading Requirements: The project shall comply with City
stormwater and grading requirements (CMC Sec. 20.80.020, 21.16.100, and
14.02), as more specifically itemized in the Public Works Department Conditions of
Approval for the Tentative Subdivision Map.
Building Division:
9. Permits Required: A building permit application shall be required for each
proposed new Single Family Dwelling structures. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Exhibit A -Conditions of Approval Page 3 of 6
PLN2017-153 ~ 1180 Abbott Avenue -Site & Architectural Review Permit
11. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
12. 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.
13. 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.
14. 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.
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 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. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/2 X 11 calculations shall also be submitted.
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 107. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
18. 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" 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:
Exhibit A -Conditions of Approval Page 4 of 6
PLN2017-153 ~ 1180 Abbott Avenue -Site & Architectural Review Permit
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. San Jose Water Company (279-7900)
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. 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.
22. California Green Building Code: This proposed project shall comply with the
mandatory requirements for new residential structures under the California Green
Building Code 2013 edition. (Chapter 4)
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 2013 edition, and each new dwelling
shall 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.
PUBLIC WORKS DEPARTMENT
26. Applicant shall comply with all public works conditions of approval provided in the
Resolution approving the Tentative Vesting Subdivision Map (PLN2016-318).
Exhibit A -Conditions of Approval Page 5 of 6
PLN2017-153 ~ 1180 Abbott Avenue -Site & Architectural Review Permit
FIRE DEPARTMENT
27. Review of this Developmental proposal is limited to acceptability 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 Department all applicable
construction permits.
28. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with
a paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. For installation guide
lines refer to Fire Department Standard Details and Specifications sheet A-1.
CFC Sec. 503
29. Fire Department (Engine) Roadway Turn-around Required: Dead-end fire
apparatus access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus. Provide an approved fire
department engine roadway turnaround with a minimum radius of 36 feet outside
and 23 feet inside. Installations shall conform with Fire Department Standard
Details and Specification sheet A-1. Cul-De-Sac Diameters shall be no less than
72 feet. CFC Sec. 503.
30. Fire Lane Marking Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Where required by the fire
code official, approved signs or other approved notices or markings that include
the words NO PARKING-FIRE LANE shall be provided for fire apparatus
access roads to identify such roads or prohibit the obstruction thereof. The
means by which fire lanes are designated shall be maintained in a clean and
legible condition at all times and be replaced or repaired when necessary to
provide adequate visibility. Installations shall also conform to Local Government
Standards and Fire Department Standard Details and Specifications A-6. CFC
Sec. 503
31. Timing of Required Roadway Installations: Required access roads, up through
first lift of asphalt, shall be installed and accepted by the Fire Department prior to
the start of combustible construction. During construction, emergency access
roads shall be maintained clear and unimpeded. Note that building permit
issuance may be withheld until installations are completed. Temporary access
roads may be approved on a case by case basis. CFC Sec. 501.
32. 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
Exhibit A -Conditions of Approval Page 6 of 6
PLN2017-153 ~ 1180 Abbott Avenue -Site & Architectural Review Permit
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: 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. NOTE: Covered porches, patios, balconies,
and attic spaces may require fire sprinkler coverage. A State of California
licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a
completed permit application and appropriate fees to this department for review
and approval prior to beginning their work. Section R313.2 as adopted and
amended by CMC.
33. 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 supplying the site of such project, and to comply with the requirements of
that 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 appliance 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). CFC Sec. 903.3.5 and Health and Safety Code 13114.7
34. 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 provided in additional approved
locations to facilitate emergency response. Address numbers shall be Arabic
numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6
mm) high with a minimum stroke width of 0.5 inch (12.7 mm). 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
35. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
To prevent plan review and inspection delays, the above noted Developmental
Review Conditions shall be addressed as "notes" on all pending and future plan
submittals and any referenced diagrams to be reproduced onto the future plan
submittal.