PC Res 4418RESOLUTION NO. 4418
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2017-221) FOR A NEW 4,240 SQUARE-FOOT
TWO-STORY SINGLE-FAMILY RESIDENCE WITH ATTACHED
GARAGE ON PROPERTY LOCATED AT 1330 WESTMONT 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 PLN2017-221:
1. The project site is located on the southern side of Westmont Avenue, west of S.
San Tomas Aquino Road, and east of Crockett 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 9,437 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 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. 4418 Page 2 of 2
PLN2017-221 ~ 1330 Westmont Avenue -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 (PLN2017-221) for a new 4,240 square-foot two-story single-
family residence with attached garage on property located at 1330 Westmont Avenue,
subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED ,
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
4ND ADOPTED this
Commissioners:
Commissioners:
Commissioners
Commissioners:
12th day of December, 2017, by the following roll call
Dodd, Hernandez, Krey, Ostrowski, Rich, Rivlin and
Young
None
None
None
ATTEST:
~,
Michael Rich, Chair
Paul Kermoyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2017-221)
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, 4,240 square-foot two-story single
family residence with attached garage (Site and Architectural Review Permit
PLN2017-221) 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 November 14, 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 December 22, 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. Windows: The second story bedrooms windows on the eastern elevation and
western elevation shall be located at least 4-feet above the finished floor of the
second story.
5. Landscaping: Landscape Plans submitted for Building Permit shall specify the
following evergreen trees, consisting of the four (4) protected species listed in
Campbell Municipal Code Section 21.32.050, at the selection of the applicant, to
be planted as follows:
a. Two (2) evergreen trees, minimum 36-inch box size, planted along the
eastern property lines between the second story deck and the abutting
property.
Exhibit A -Conditions of Approval Page 2 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
b. Two (2) evergreen trees, minimum 36-inch box size, planted along the
western property line between the second story deck and the abutting
property.
c. Two (2) evergreen trees, minimum 36-inch box size, planted along the
southern property line between the second story deck and the abutting
property.
6. 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.
Water Efficient Landscape Standards: As a new construction project with a total
project landscape area equal to or less than 2,500 square feet, this project is
subject to the updated California Model Water Efficient Landscape Ordinance
(MWELO) and may comply with the Prescriptive Compliance Option in Appendix
D. This document is available at: http://www.cityofcampbell.com/DocumentCenter/
View/176 or on the Planning Division's Zoning and Land Use webpage through
www.cityofcampbell.com. The building permit application submittal shall
demonstrate compliance with the applicable MWELO and landscaping
requirements and shall include the following:
a. Planting and Irrigation Plans that meet all requirements of the Prescriptive
Compliance Option in Appendix D.
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning
Final Required. The new landscaping indicated on the plans must be installed
prior to final inspection. Changes to the landscaping plan require Planning
approval."
Note: If the project landscape area increases during the course of the project,
additional requirements will apply.
8. 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.
9. 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.
10. Construction Activities: The applicant shall abide by the following requirements
during construction:
Exhibit A -Conditions of Approval Page 3 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
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:
11. Permits Required A building permit application shall be required for the proposed
new Single Family Dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
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. Plan Preparation: Portions of this project require 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.
15. 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.
16. 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
Exhibit A -Conditions of Approval Page 4 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
marks shall be called out at all locations that are identifies as "natural grade" and
intended for use to determine the height of the proposed structure.
17. 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 witht 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
18. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
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.
21. 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.
Exhibit A -Conditions of Approval Page 5 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
22. 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.
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. California Green Building Code: This proposed project shall comply with the
mandatory requirements for new residential structures under the California Green
Building Code 2016 edition. (Chapter 4)
25. 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.
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.
27. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of
the California Residential Building Code 2016 edition, and each new dwelling shall
be equipped with a complying Fire Sprinkler system.
PUBLIC WORKS DEPARTMENT
28. Frontage Improvements: 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, this section of Westmont Avenue has
been designated to be improved and as such the applicant is required to construct
new curb, gutter or sidewalk. However, the City had a public improvement project
and installed all public improvements, therefore, the applicant is required to
reimburse the City. Additionally, the applicant is proposing to relocate the driveway
from where it is currently located which will impact the existing storm drain inlet.
The applicant will be required to apply for an Encroachment permit to construct the
proposed new driveway.
29. Construction Drawings: The applicant shall submit the required Street
Improvement Plans, directly to the Public Works Department prior to, or concurrent
with the Building permit application. Said application shall include the following:
a. Response Letter: Upon submittal of the required plans, the applicant shall
provide an itemized response letter verifying that all the Public Works
Exhibit A -Conditions of Approval Page 6 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
Conditions of Approval have been met or addressed. The building permit will
not be issued until all Public Works Conditions of Approval have been
satisfied.
b. Submittal Requirements: The checklist for the various plans required for
submittal can be found on the City's Website at City Services-Public
Works-Engineering-Land Development-Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
Checklist for Street Improvement Plans
30. Reimbursements: Prior to issuance of any building permits for the site, reimburse
the City for previously constructed public improvements in the amount of $2,995.00
per Document No. 18344787.
31. 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 (last 6
months), grant deed, or other satisfactory proof of ownership.
32. 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 $460.00.
33. 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.
34. 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 companies.
Utility locations shall not cause damage to any existing street trees. Where there
are utility conflicts due to established tree roots or where a new tree will be
installed, alternate locations for utilities shall be explored. Include utility trench
details where necessary.
Exhibit A -Conditions of Approval Page 7 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
35. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
36. 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.
37. 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. Westmont Avenue was reconstructed in 2004. 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.
38. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of any grading or 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 new and existing public right of
way.
b. Relocation of all existing private utilities including utility boxes, covers, poles,
etc. in the public right of way. No utility boxes, covers, etc. will be allowed in
the sidewalk area.
c. Removal of existing driveway approach and necessary sidewalk, curb and
gutter to accommodate new proposed 16'wide driveway.
d. Relocate existing catch basin in new proposed driveway using the City of
Santa Clara's Detail SD-5 "Adaptation for existing catch basin in new
driveway".
e. Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approach Detail 14.1.
Exhibit A -Conditions of Approval Page 8 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
Installation of traffic control stripes (all traffic striping fronting the
development) and signs.
g. Construction of conforms to existing public and private improvements, as
necessary.
h. Submit final plans in a digital format acceptable to the City.
39. 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.
40. Utility Encroachment Permit: Separate encroachment 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.
41. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at
the discretion of the City Engineer, to restore pavement or other public
improvements to the satisfaction of the City.
FIRE DEPARTMENT
42. 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.
43. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be
installed in one- and two-family dwellings as follows:
a. In all new one- and two-family dwellings and in existing one- and two-family
dwellings when additions are made that increase the building area to more
than 3,600 square feet.
Exception: Aone-time addition to an existing building that does not total more
than 1,000 square feet of building area.
b. In all new basements and in existing basements that are expanded.
Exception: Existing basements that are expanded by not more than 50%.
Exhibit A -Conditions of Approval Page 9 of 9
PLN2017-221 ~ 1330 Westmont Avenue -Site & Architectural Review Permit
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. 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. Noted on page T-
1 ofthe current edition of the plans.
44. 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).
2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
45. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33
46. 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 noted on page T-1 of the current
edition of the plans.
47. 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]