PC Res 4417RESOLUTION NO. 4417
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE
CONSTRUCTION OF A MAJOR ADDITION TO AN EXISTING
SINGLE-STORY HOME, RESULTING IN A NEW TWO-STORY
HOME ON PROPERTY LOCATED AT 1360 BURROWS ROAD.
FILE NO.: PLN2016-175
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 PLN2016-283:
1. The project site is located on the corner of Burrows Road and Steinway Avenue.
2. The project site is zoned R-1-10 (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 9,009 square-foot lot (net).
5. The proposed project will be compatible with the R-1-10 (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 a composition roof and stucco exterior.
7. 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;
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.
Planning Commission Resolution No. 4417
PLN2016-175 - 1360 Burrows -Site and Architectural Review Permit Page 2 of 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-175) to allow the construction of a major addition to
an existing single-story home, resulting in a new two-story single family residence on
property located at 1360 Burrows Road, subject to the attached Conditions of Approval
(attached Exhibit "A").
PASSED AND ADOPTED tf-
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
its 12th day of December, 2017, by the following roll call vote:
Dodd, Hernandez, Krey, Ostrowski, Rich, Rivlin and
Young
None
None
None
APPROVED: a~-~'"'~'~~~/'-'~ -~+~
Michael Rich, Chair
ATTEST:
Paul Ke moyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2016-175)
1360 Burrows Road
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
(PLN2016-175) to allow the construction of a major addition to an existing single-
story home, resulting in a new two-story single family residence on property located
at 1360 Burrows Road. The project shall substantially conform to the Revised
Project Plans stamped as received by the Planning Division on October 30, 2017,
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 June 13, 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. Rough Faming/Planning Final Required: Planning Division clearance is required
prior to Rough Framing inspection and 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. New Trees/Landscape Plan: The applicant shall submit a final landscape plan,
prior to issuance of a building permit, illustrating compliance with the landscape
requirements of the San Tomas Area Neighborhood Plan which requires a
minimum of five (5) trees on the subject property.
5. 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.
Exhibit A -Conditions of Approval ~ 1360 Burrows Road (PLN2016-175) Page 2 of 6
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
6. Permits Required: A building permit application shall be required for the proposed
work. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
7. Project Description: This project is proposed as a "remodel and addition to an
existing dwelling". The scope of work proposed under this project more closely
reflects the construction of a new single-family dwelling. The Building Inspection
Division will consider this project as new construction, and fees will be calculated
based on the comparative similarities to new construction. This project has been
reviewed under the provisions of Chapter 18.32 of the City Campbell Municipal
Code to determine how this project is defined.
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.
12. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations
shall be submitted as well.
Exhibit A -Conditions of Approval ~ 1360 Burrows Road (PLN2016-175) Page 3 of 6
13. 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.
14. 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.
15. Approvals 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:
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.
16. P.G.& E.: Applicant is advised to contact P.G.E. 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.E. concerning utility
easements, distribution pole locations and required conductor clearances.
17. 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.
18. 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.
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.
Exhibit A -Conditions of Approval ~ 1360 Burrows Road (PLN2016-175) Page 4 of 6
20. 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.
21. This project shall comply with the mandatory requirements for Residential Structures,
Chapter 4 of the California Green Building Code 2013 ed.
22. This Structure, if classified as a new Single Family Dwelling under Chapter 18.32
of the Campbell Municipal Code, shall be equipped with residential fire sprinklers
compliant with Section R313 of the California Residential Code 2013 ed.
Public Works Division
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, both Burrows Road and Steinway Avenue are to be improved. The
City initiated a Capital Improvement Project in 1998 to construct Burrows Road to its
ultimate configuration, and the applicant is required to reimburse the City for those costs
as detailed below. A portion of the Steinway Avenue frontage was improved with the
City project mentioned above, however the remaining Steinway Avenue frontage will
need to be improved with a rolled curb and additional street pavement.
23. Reimbursements: Prior to issuance of the Building permit, reimburse the City for
previously constructed public improvements in the amount of $3,519.60.
24. 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 $488.00
25. 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.
26. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of building permits for the site, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the
City Engineer:
a) Show location of all existing utilities within the existing public right of way.
b) Installation of City standard rolled curb and gutter along Steinway Avenue to
match the existing street improvements to the west. Installation of engineered
structural pavement section to centerline, as required by the City Engineer.
c) Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
Exhibit A -Conditions of Approval ~ 1360 Burrows Road (PLN2016-175) Page 5 of 6
d) Construction of conforms to existing public and private improvements, as
necessary.
e) Submit final plans in a digital format acceptable to the City.
27. 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.
28. 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. Burrows Road and Steinway Avenue
have 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.
29. 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
Exhibit A -Conditions of Approval ~ 1360 Burrows Road (PLN2016-175) Page 6 of 6
Development Standards for Stormwater Quality: A Companion Document to Start
at the Source ("Using Site Design Techniques") by BASMAA, 2003.
30. Maintenance of Landscaping: Owner(s), current and future, are required to
maintain the landscaped park strip and tree wells 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.