PC Res 4404RESOLUTION NO. 4404
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2017-125) FOR A NEW 4,347 SQUARE FOOT
TWO-STORY SINGLE-FAMILY RESIDENCE WITH A DETACHED
GARAGE ON PROPERTY LOCATED AT 1045 S. 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 numbers PLN2017-125:
1. The project site is located on the western side of S. San Tomas Aquino Road, south
of Westmont Avenue and north of Munro 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 (<4.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
4. The project site is an approximately 12,632 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 hip roof forms 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. 4404 Page 2 of 2
PLN2017-125 ~ 1045 S. San Tomas Aquino Road -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 (PLN2017-125) for a new 4,347 square foot two-story single-
family residence with a detached garage on property located at 1045 S. San Tomas
Aquino Road, 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: Commissioners: Kendall, Rich, Hernandez, Reynolds, Young, Rivlin
NOES: Commissioners:
ABSENT: Commissioners: Dodd
ABSTAIN: Commissioners:
P ~~ ~` a~~ ~~~
A PROVED.
vonne Kendall, Chair
ATTEST:
Paul Kerr~noyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2017-125)
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 a new 4,347 square foot two-story, single
family residence with a detached garage (Site and Architectural Review Permit
PLN2017-125) in the R-1-9 (Single Family Residential) Zoning District. The project
shall substantially conform to the Project Plans, received by the Community
Development Department on June 9, 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. Park in-lieu fees: Pursuant to CMC Section 13.08.090, construction of a new single
family dwelling unit on vacant land is subject to park in-lieu fees, which shall be
remitted prior to the issuance of a certificate of occupancy. This fee is currently
$18,696, but note that this fee increases each fiscal year (July 1st) and you will be
charged the fee amount that applies at the time of payment.
4. 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.
5. Accessory Structure: Living quarters are prohibited in the accessory structure. Per
CMC Section 21.36.060, the accessory structure shall not include sleeping
quarters or a kitchen. The number of allowed plumbing fixtures shall be limited to
two fixtures and may only include a toilet, sink, hot water heater or washing
machine connection. Enclosed workshops with separate entrances are not
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PLN2017-125 ~ 1045 S. San Tomas Aquino Road -Site & Architectural Review Permit
allowed. Workshops with partial bathrooms must be open to the rest of the
structure by at least asix-foot opening.
6. Building Permit Plans: Plans submitted for Building Permit shall incorporate the
following changes, to the satisfaction of the Community Development Director:
a. Pursuant to CMC Section 21.36.060, the accessory structure must have
minimum six-foot openings between rooms.
b. Landscape Plans submitted for Building Permit shall specify fast-growing
evergreen tree species to be planted along the northern property line between
the second story window locations and the abutting property located at 1031
S. San Tomas Aquino Rd.
c. The driveway shall be paved with permeable pavers.
d. Utility equipment shall not be located within the required eight-foot wide
driveway clearance, including but not limited to gas meter(s) and bollard(s).
7. 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.
8. 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(8) 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).
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.
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.
9. 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
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PLN2017-125 ~ 1045 S. San Tomas Aauino Road -Site & Architectural Review Permit
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.
10. 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.
11. 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:
12. 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.
13. 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.
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 in. X 36 in.
Exhibit A -Conditions of Approval Page 4 of 8
PLN2017-125 ~ 1045 S. San Tomas Aquino Road -Site & Architectural Review Permit
16. 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.
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. 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.
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. 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.
20. 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.
2l. 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. 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.
Exhibit A -Conditions of Approval Page 5 of 8
PLN2017-125 ~ 1045 S. San Tomas Aquino Road -Site & Architectural Review Permit
22. 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.
23. 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.
24. 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.
25. 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.
26. 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
27. The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. Per the San Tomas Area
Neighborhood Plan, S. San Tomas Aquino Road is to be improved. The City
initiated a Capital Improvement Project in 1998 to construct S. San Tomas Aquino
Road to its ultimate configuration, and the applicant is required to reimburse the
City for those costs as detailed below. In addition, as the applicant's proposal
results in a different location for the driveway, the previously constructed driveway
will need to be removed and replaced with City standard curb and gutter.
28. Building Setback Line: The Site Plan and the Civil Plan shall be revised to show
the existing 25 foot Building Setback Line as shown on Tract Map No. 117.
29. Reimbursements: Prior to issuance of the Building permit, reimburse the City for
previously constructed public improvements in the amount of $3,529.20.
30. Storm Drain Area Fee: Prior to issuance of any grading or building permits, the
applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00
per net acre, which is $614.00.
31. Water Meter(s) and Sewer Cleanout(s): Proposed (NEW) water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-
way line.
Exhibit A -Conditions of Approval Page 6 of 8
PLN2017-125 ~ 1045 S. San Tomas Aquino Road -Site & Architectural Review Permit
32. Encroachment Permit/Fees/Deposits: The applicant shall obtain an encroachment
permit (including fees, surety and insurance) for the construction of a new
Accessible (ADA) compliant driveway approach, closure of the existing driveway
and replacement with City standard curb, gutter and sidewalk, and the installation
of a new street tree as required by the City Arborist.
33. 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 pavement
restoration installed and accepted by the City, and the design engineer shall
submit as-built drawings to the City.
34. 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. S. 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.
35. 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
Exhibit A -Conditions of Approval Page 7 of 8
PLN2017-125 ~ 1045 S. San Tomas Aquino Road -Site & Architectural Review Permit
("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.
36. Maintenance of Landscaping: Owner(s), current and future, are required to
maintain the landscaped park strip in the public right of way. This includes, but is
not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
FIRE DEPARTMENT
37. 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.
38. Fire Sprinklers Requited: In other than residential buildings which require the
installation of fire sprinklers for all new buildings according to the California
Residential Code, an automatic sprinkler system shall be provided throughout all
new buildings and structures. 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: The location of the new detached garage exceeds the 200' feet hose pull to
farthest exterior corner of the new detached garage. Therefore, fire sprinkler is also
required for the detached garage.
39. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of our Standard Detail and Specification SI-7 and Chapter 33 of the
currently adopted edition of the California Fire Code. This must be submitted to,
and approved by this office prior to commencing any demolition/construction
activities.
40. 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,
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PLN2017-125 ~ 1045 S. San Tomas Aquino Road -Site & Architectural Review Permit
pole or other sign or means shall be used to identify the structure. Address
numbers shall be maintained. CFC Sec. 505.1
41. This review shall not be construed to be an approval of a violation of the provisions
of the California Fire Code or of other laws or regulations of the jurisdiction. A
permit presuming to give authority to violate or cancel the provisions of the Fire
Code or other such laws or regulations shall not be valid. Any addition to or
alteration of approved construction documents shall be approved in advance.
[CFC, Ch.1, 105.3.6]