PC Res 4475RESOLUTION NO. 4475
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2018-345) TO ALLOW FOR THE
CONSTRUCTION OF A 2,658 SQ. FT. SINGLE -STORY SINGLE-
FAMILY RESIDENCE WITH A 420 SQ. FT. ATTACHED GARAGE
THAT WILL ACCOMMODATE A 507 SQ. FT. INTERIOR ACCESSORY
DWELLING UNIT ON PROPERTY LOCATED AT 1425 BURROWS
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 number(s) PLN2018-345:
1. 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). 1
2. The project site is designated Low Density Residential (<3.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
3. The project site is an approximately 10,500 square -foot property located on the west
side of Burrows Road between Juanita and Estrellita Way.
4. The proposed project would allow for the construction of a 2,658 sq. ft. single -story
single-family residence with a 420 sq. ft. attached garage that will accommodate a
507 sq. ft. interior accessory dwelling unit.
5. The proposed project will result in a Building Coverage of 34.5% and a Floor Area
Ratio (FAR) of 34.1 %, where a maximum 35% Building Coverage and 45% Floor
Area Ratio are allowed in the R-1-10 Zoning District within the San Tomas Area.
6. The proposed project will provide two covered parking spaces in an attached
garage, satisfying the applicable parking requirement to provide two parking spaces
(at least 1 covered).
7. 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.
8. 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 hipped roofs and simple rectangular shaped forms.
9. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
Planning Commission Resolution No. 4475
1425 Burrows Road
Site & Architectural Review (PLN2018-3451,
Page 2 of 3
10. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
11. The Planning Commission considered the proposed project's layout and would
support the use of a seven -foot tall gate/fence between the garage and side property
line if the applicant chooses to pursue a Fence Exception.
12. 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.
13. The project may be found Categorically Exempt under Section 15303 of the
California Quality Act (CEQA), pertaining to the construction of single-family
dwellings.
Based upon the foregoing findings of fact the Planning Commission further finds and
concludes that:
Site and Architectural Review Permit Findings (CMC Section 21.42.020):
1
1. The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines.
Environmental Finding(s):
4. This project is Categorically Exempt under 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 (PLN2018-345) to allow for the construction of a 2,658 sq.
ft. single -story single-family residence that will accommodate a 420 sq. ft. attached
garage that will accommodate a 507 sq. ft. interior accessory dwelling unit on property
located at 1425 Burrows Road, subject to the attached Conditions of Approval (attached
Exhibit "A").
PASSED AND ADOPTED this 11th day of December, 2018, by the following roll call
vote:
AYES: Commissioners: Ching, Hernandez, Krey, Ostrowski, and Rich
NOES: Commissioners: None
ABSENT: Commissioners: Rivlin
ABSTAIN: Commissioners: None
Planning Commission Resolution No. 4475
1425 Burrows Road
Site & Architectural Review (PLN2018-345
APPROVED:
Michael Rich, Chair
ATTEST:
Paul ermoyan, Secretary
Page 3 of 3
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2018-345)
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
(PLN2018-345) to allow for the construction of a 2,658 sq. ft. single -story single-
family residence with a 420 sq. ft. attached garage that will accommodate a 507 sq.
ft. interior accessory dwelling unit on property located at 1425 Burrows Road. The
project shall substantially conform to the Project Plans stamped as received by the
Community Development Department on October 25, 2018, 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 11, 2019). Within
this one-year period, an application for a building permit must be submitted. Failure
to meet this deadline or expiration of an issued building permit 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. Plan Revisions: The project plans submitted for a building, permit shall include the
following revisions:
a. Pavement: The plans shall be revised to remove and replace the 227-square
feet of additional pavement to the side of the existing driveway with
landscaping. Further, in no case shall driveway pavement occur within five feet
of a side property line.
b. Gradinq Plans: Detailed grading and drainage plans shall be included as part of
the building permit submittal. The grading plans shall ensure that sufficient
depth is provided in areas proposed for mulch, to ensure 3-inches of mulch can
be achieved (at the proposed grade) in the areas where mulch is to occur.
Exhibit A - Conditions of Approval
1425 Burrows Road
Site & Architectural Review (PLN2018-345)
Page 2 of 8
c. Paint Colors: Prior to building permit submittal, hard copy paint samples shall
be provided. Further, the applicant shall provide a color guide and/or color
elevation of the building to be used in the construction process for reference in
the field and use at project final..
The aforementioned plan revisions shall be subject to the satisfaction of the
Community Development Director.
5. Minor Modifications: Minor Modifications to the approved project plans are subject to
review and approval by the Community Development Director. Minor modifications
may include alterations in floor area of no more than 50 square feet on the first floor
(except for PD permits where additional floor area is considered a major
modification), alterations to, second story windows that are not oriented toward
neighboring yards and result in an increase in window area of no more than one
square foot and horizontal relocation of no more than one foot from the approved
window location, an increase or decrease in building height of less than one foot,
and minor alterations to fagade material provided that all development standards
otherwise applicable are satisfied. All other modifications are subject to review at a
public hearing. Any change, even those listed as potentially minor, may be escalated
for review at the discretion of the Community Development Director.
6. Minor Modifications: Upon prior approval by the Community Development Director,
all Minor Modifications to the approved project plans shall be included in the
construction drawings submitted for Building Permit. Any modifications to the
Building plan set during construction shall require submittal of a Building Permit
Revision and approval by the Building Official prior to Final Inspection.
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. 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.6ityofcampbell.com/DocumentCenterNiew/176 or on the
Planning Division's Zoning and Land Use webpage through
www.citvofcampbell.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. The front yard landscaping shall include a combination of trees, shrubs, and
cover spread throughout the yard.
Exhibit A - Conditions of Approval Page 3 of 8
1425 Burrows Road
Site & Architectural Review (PLN2018-345)
c. The site shall be planted with a minimum of five (5) trees.
d. A completed Landscape Information Form.
e. 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."
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 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.
Exhibit A - Conditions of Approval Page 4 of 8
1425 Burrows Road
Site & Architectural Review (PLN2018-345)
Building Division:
12. Permits Required 'A building permit application shall be required for the proposed
new dwelling structure reusing portions of the existing structure. The building permit
shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
13. 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.
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.
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.0 Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
Exhibit A - Conditions of Approval
1425 Burrows Road
Site & Architectural Review (PLN2018-345)
Page 5 of 8
20. 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.
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. 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)
e. Demolition Permit (Bay Area Air Quality District) (415) 749-5000
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.
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.
Applicant is advised that Secondary Dwelling Units on Residential lots are not able
to have separate electrical and gas service. Gas and Electric service must be
provided from the services associated with the main residential structure.
23. 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.
24. 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.
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.
Exhibit A - Conditions of Approval
1425 Burrows Road
Site & Architectural Review (PLN2018-345
Page 6 of 8
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. Demolition Permit: This project requires a demolition permit.
PUBLIC WORKS DEPARTMENT
28.Informational: The scope of this project triggers the requirement for Frontage
Improvements as required by Campbell Municipal Code 11.24.040. However, the
City initiated a Capital Improvement Project in 1998 which constructed the frontage
improvements for this section of Burrows Road. The applicant is required to
reimburse the City for those costs as detailed in the Conditions of Approval.
29. Reimbursements: Prior to issuance of any grading or building permits for the site,
reimburse the City for previously constructed public improvements in the amount of
$3,933.42.
30. 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 $510.00.
31. Park Strip Improvements: As this is a relatively minor frontage improvement, the
applicant can apply for an Encroachment Permit to install no mow turf (fine fescue
and hair grass Deschampsia) turf, in the park strip on Burrows Road.
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 any pavement
restoration installed and accepted by the City.
32. 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.
33. 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
Exhibit A - Conditions of Approval
1425 Burrows Road
Site & Architectural Review (PLN2018-34
Page 7 of 8
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
34. 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.
35. Water Meter(s) and Sewer Cleanout(s): Any new proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-
way line.
36. 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.
37. 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.
FIRE DEPARTMENT
38. Limited Review: Review of this development 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.
39. Fire Sprinklers Required: 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
Exhibit A - Conditions of Approval
1425 Burrows Road
Page 8 of 8
Site & Architectural Review (PLN2018-345)
purveyor of record in order to determine if any modification or upgrade of the
existing water service is required.
40. 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. Provide appropriate notations
on subsequent plan submittals, as appropriate to the project. This must be
submitted to, and approved by this office prior to commencing any
demolition/construction activities.
41. 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
42. 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
43. No Violation: 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]'