PC Res 4479RESOLUTION NO. 4479
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2018-319) TO ALLOW FOR THE
CONSTRUCTION OF A 2,696 SQ. FT. SINGLE -STORY SINGLE-
FAMILY RESIDENCE WITH A 458 SQ. FT. DETACHED GARAGE ON
PROPERTY LOCATED AT 1495 THERESA 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 number(s) PLN2018-319:
1. 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).
2. The project site is designated Low Density Residential (<4.5 units/gr.'acre) on the
City of Campbell General Plan Land Use diagram.
3. The project site is an approximately 9,473 square -foot property located on the west
side of Theresa Avenue between W. Parr Avenue and Chapman Drive.
4. The project site is currently developed with a 1,320 sq. ft. single -story single-family
residence and 550 sq. ft. detached garage that are proposed to be demolished.
5. The proposed project would allow for the construction of a 2,696 sq. ft. single -story
single-family residence with a 458 sq. ft. detached garage.
6. The San Tomas Area Neighborhood Plan requires one tree per 2,000 sq. ft. of lot
area.
7. For the subject property, which is approximately 9,473 square -feet, the project is
required to provide at least five trees.
8. The applicant has proposed to plant five (5) trees, three along the rear property line
and two in the front yard where they„would serve to replace two 11-inch diameter
Chinese Elm trees (not a protected species) which are proposed to be removed.
9. The proposed project will result in a Building Coverage of 35% and a Floor Area
Ratio (FAR) of 33%, where a maximum 35% Building Coverage and 45% Floor Area
Ratio are allowed in the R-1-8 Zoning District within the San Tomas Area.
10. The proposed project will provide two covered parking spaces in a detached garage,
satisfying the applicable parking requirement to provide two parking spaces (at least
1 covered).
Planning Commission Resolution No. 4479 Page 2 of 3
1495 Theresa, Avenue
Site & Architectural Review (PLN2018-319)
11.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.
12. 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.
13. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
14. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
15. 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.
16.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. 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, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s); and
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 (PLN2018-319) to allow for the construction of a 2,696 sq.
ft. single -story single-family residence that will accommodate a 458 sq. ft. detached
garage on property located at 1495 Theresa Avenue, subject to the attached Conditions
of Approval (attached Exhibit "A").
Planning Commission Resolution No. 4479 Page 3 of 3
1495 Theresa Avenue
Site & Architectural Review (PLN2018-319)
PASSED AND ADOPTED this 26th day of February, 2019, by the following roll call vote:
AYES: Commissioners: Rich, Dodd, Hernandez, Krey, Ostrowski, Rivlin, Hines
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED:
Jo le Hernandez, Chair
ATTEST:
Paul Kermoyan, Secretary
Exhibit -A
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2018-319)
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
V
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2018-319) to allow for the construction of a 2,696 sq. ft. single -story single-
family residence with a 458 sq. ft. detached garage on property located at 1495
Theresa Avenue. The project shall substantially conform to the Project Plans
stamped as received by the Community Development Department on February 15,
2019 and Exhibit A provided as a desk item and stamped as, received by the
Community Development Department on February 26, 2019 except as may be
modified by the Planning Commission, the Community Development Director, and/or
as conditioned herein.
2. Plan Revisions: Prior to building permit submittal, the following details shall be
reflected on the plans:
a. Pervious Pavers: The plans shall reflect the inclusion of pervious pavers in the
front walkway and rear patio area in the areas depicted in Exhibit A.
b. Detailed Landscaping and Irrigation Plan: A detailed landscaping and irrigation
plan shall be provided demonstrating compliance with the City's Water Efficient
Landscape Guidelines (WELO). Such plan shall include the following:
• Location, size, and name of all plantings, including trees, shrubs,
groundcover, etc.;
• Location, size (DHB), and drip-line/canopy of existing trees to remain or
removed;
All impervious surfaces, including driveways, walkways, patios, etc.
• Irrigation details, including lines, meters, backflows, etc.;
• Documented areas (square feet) of all landscaped areas; and
• Plant pallet (photographic depictions of all proposed plantings).
Note: Landscaping within stormwater treatment facilities shall comply with
Appendix D of the Santa Clara Valley Urban Pollution Prevention Program C.3
Stormwater Handbook. Additionally, landscaping in proximity to a riparian
Exhibit A - Conditions of Approval Page 2 of 8
1495 Theresa Avenue
Site & Architectural Review (PLN2018-319)
corridor shall comply with the vegetation standards specified by the Guidelines
and Standards for Land Use Near Streams.
3. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one-year from the date of final approval (expiring March 8, 2020). 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.
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. Rough Framing/Planning Final Required: Rough framing and final inspection by the
Planning Department is required prior to final Building Permit issuance. Construction
not in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
6. 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.
7. 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.
8. 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.
9. 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
Exhibit A - Conditions of Approval
1495 Theresa Avenue
Site & Architectural Review (PLN2018-31
Page 3of8
is available at: http://www.citvofcampbell.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.
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."
10.0n-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.
11. 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. -
12. 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.
Exhibit A - Conditions of Approval Page 4 of 8
1495 Theresa Avenue
Site & Architectural Review (PLN2018-319)
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.
13. 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.
14. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event
the building permit expires, the City may impose fines or, exercise administrative
remedies to compel timely completion of work.
Building Division:
15. 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, `
16. 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..
17. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
18. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
19. 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.
20. 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.
Exhibit A - Conditions of Approval Page 5 of 8
1495 Theresa Avenue
Site & Architectural Review (PLN2018-319)
21. 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
22.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.
23. 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.
24.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.
25. P.G.& E.: 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.
26.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 Page 6 of 8
1495 Theresa Avenue
Site & Architectural Review (PLN2018-319)
27.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.
28. Demolition Permit: This project requires a demolition permit.
PUBLIC WORKS DEPARTMENT
29. 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 $461.00
30. Water Meter(s) and Sewer Cleanout(s): Proposed new water meter and sewer
cleanout shall be installed on private property behind the public right-of-way line.
31.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: The applicant shall restore the pavement in
compliance with City standard requirements. In .the event that the roadway
has recently received a pavement treatment or reconstruction, the project will
be subject to the City's Street Cut Moratorium. The applicant will be required
to perform enhanced pavement restoration consistent with the restoration
requirements associated with the Street Cut Moratorium. The City's
Pavement Maintenance Program website(https://www.ci.cambbell.ca.us/219)
has detailed information on the streets currently under moratorium and the
enhanced restoration requirements.
32. 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
Exhibit A - Conditions of Approval
1495 Theresa Avenue
Site & Architectural Review (PLN2018-31
Page 7of8
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.
FIRE DEPARTMENT
33. 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.
34. 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
purveyor of record in order to determine if any modification or upgrade of the
existing water service is required.
35. 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
36. 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
Exhibit A - Conditions of Approval
1495 Theresa Avenue
Site & Architectural Review (PLN2018-31
Page 8of8
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
37. 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.
38. 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]
I