PC Res 4432RESOLUTION NO. 4432
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 NEW TWO-STORY HOME ON PROPERTY
LOCATED AT 1107 Bucknam Avenue. FILE NO.: PLN2017-302
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 PLN2017-302:
1. The project site is located on Bucknam Avenue, north of Hacienda Avenue and east
of San Tomas Aquino Road.
2. The project site is zoned R-1-8 (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 9,344 square-foot lot (net).
5. The proposed project will be compatible with the R-1-8 (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 ofsingle-family dwellings.
Planning Commission Resolution No. 4432
PLN2017-302 - 1107 Bucknam -Site and Architectural Review Permit Page 2 of 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2017-302) to allow the construction of a new two-story
single family residence on property located at 1107 Bucknam Ave, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 13th day of March, 2018, by the following roll call vote:
AYES: Commissioners: Dodd, Hernandez, Krey, Ostrowski, Rich and Rivlin
NOES: Commissioners: None
ABSENT: Commissioners None
ABSTAIN: Commissioners: None
Michael Rich, Chair
ATTEST:
Paul Kermoyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2017-302)
1107 Bucknam Avenue
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 Site and Architectural Review Permit
(PLN2017-302) to allow the construction of a new two-story single family
residence on property located at 1107 Bucknam Avenue. The project shall
substantially conform to the Revised Project Plans stamped as received by the
Planning Division on January 22, 2018, 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 March 23, 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. Minor Modifications: Minor Modifications to the approved project plans are
subject to review and approval by the Community Development Director. Minor
modifications include alterations in floor area of no more than 50 square feet on
the first floor, alterations to second story windows that are not oriented toward
adjacent yards and result in an increase in window area of no more than one
square foot and relocation of no more than one foot from the approved window
location, minor alterations to facade material, or similar alterations that are minor
in nature as determined by the Community Development Director. Major
Modifications to approved plans, as determined by the Community Development
Director, are subject to review at a public hearing.
4. 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.
Exhibit A -Conditions of Approval ~ 1107 Bucknam Avenue (PLN2017-302) Page 2 of 5
5. 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.
6. 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
7. 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.
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. 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.
Exhibit A -Conditions of Approval ~ 1107 Bucknam Avenue (PLN2017-302) Page 3 of 5
12. 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.
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. 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:
i) pad elevation
ii) finish floor elevation (first floor)
iii) foundation corner locations
15. 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.
16. 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.
17. 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.
Exhibit A -Conditions of Approval ~ 1107 Bucknam Avenue (PLN2017-302) Page 4 of 5
18. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted
working hours that result in verified complaints may result in the issuance of a Stop
Work Notice issued to the project with cessation of work for a minimum of seven
(7) days from the date of issuance and an Administrative fine of up to $1,000.00.
19. 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.
20. 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.
21. 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.
22. 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 Division
The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. However, per the San Tomas Area
Neighborhood Plan, this section of Bucknam Avenue has been designated to remain
unimproved and as such the applicant will not be required to construct new curb, gutter
or sidewalk.
23. 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 $466.00
24. Water Meter(s) and Sewer Cleanout(s):
sewer cleanout(s) shall be installed on
way line.
Any new or upgraded water meter(s) and
private property behind the public right-of-
25. 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.
Exhibit A -Conditions of Approval ~ 1107 Bucknam Avenue (PLN2017-302) Page 5 of 5
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. Bucknam Avenue 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.
26. 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.