PC Res 4486RESOLUTION NO. 4486
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2019-005) TO ALLOW THE CONSTRUCTION
OF A ONE-STORY, APPROXIMATELY 3,052 SQUARE -FOOT
SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 1107
BUCKNAM 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 PLN2019-005:
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 a 9,388 square -foot parcel located along Bucknam Avenue,
between Sonuca Avenue and Shadle Avenue.
4. The proposed project consists of the construction of a 3,052 square -foot one-story
single-family residence.
5. The proposed project will result in a building coverage of 33% and a Floor Area
Ratio (FAR) of .33, where a maximum 35% building coverage and .45 FAR are
allowed in the R-1-8 Zoning District.
6. The proposed project will provide two covered parking spaces in an attached
garage, satisfying the applicable parking requirement.
7. 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.
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 the hip and gable roof forms and simple rectangular shaped
forms.
9. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
10. The proposal is consistent with the Considerations in Review of Applications (CMC
Section 21.42.040) subject to Site and Architectural Review.'
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PLN2019-005 — 1107 Bucknam Ave - Site & Architectural Review Permit
11. 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;
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 (PLN2019-005) to allow the construction of a one-story
approximately 3,052 square -foot single-family residence on property located at 1107
Bucknam Avenue, subject to the attached Conditions of Approval (attached Exhibit
«A„
PASSED AND ADOPTED this 12th day of March, 2019, by the following roll call vote:
AYES: Commissioners: Ching, Hernandez, Hines, Krey, Ostrowski, Rich, and Rivlin
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
ATTEST:
APPROVED:
Jo Ile Hernandez, Chair
Paul Kerhioyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2019-005)
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
(PLN2019-005) to allow the construction of a one-story approximately 3,052 square -
foot 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 Community Development Department on February 28, 2019, except
as may be modified by conditions of approval contained 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 12, 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.
3. Rough Framinq and Planning Final Required: Planning Division clearance is
required prior to rough framing and 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 construction plans submitted for a building permit shall
incorporate the following revision(s):
a. The Landscape/Irrigation Plans on L1-L3 shall indicate a paver driveway
consistent with the Proposed Site Plan on Al.
5. 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
(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
Exhibit A - Conditions of Approval Page 2 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
window location, and minor alterations to fagade material. All other modifications are
subject to review at a public hearing.
6. Plan Revisions: 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: Except as noted below, 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.cityofcampbell.com/DocumentCenterNiew/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. 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 four (4) trees excluding fruit or
Eucalyptus 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.
Exhibit A - Conditions of Approval Page 3 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
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.
Building Division:
12. Permits Required: A building permit application shall be required for the proposed
new dwelling 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
Exhibit A - Conditions of Approval Page 4 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
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.
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)
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.
e. Bay Area Air Quality Management District (415) 749-4658 (Demolitions)
Exhibit A - Conditions of Approval Page 5 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
22. 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.
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. 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.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.
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.
PUBLIC WORKS DEPARTMENT
28. 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.
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 $466.00
30. Water Meter(s) and Sewer Cleanout(s): Any new or upgraded water meter(s) and
sewer cleanout(s) 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,
Exhibit A - Conditions of Approval Page 6 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
etc.). Applicant shall apply for and pay all necessary fees for utility permits for
sanitary sewer, gas, water, electric and all other utility work.
b. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and
services are to be abandoned, and where new utilities and services will be
installed. Joint trenches for new utilities shall be used whenever possible.
c. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to
any utility installation or abandonment. Streets that have been reconstructed or
overlaid within the previous five years will require boring and jacking for all new
utility installations. 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.
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
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. Development Review: Review of this development proposal is limited to
acceptability of site access and water supply 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: (As noted on Sheet AO) An automatic residential fire
sprinkler system shall be installed in one- and two-family dwellings as follows: In all
new one- and two-family dwellings and in existing one- and two-family dwellings
Exhibit A - Conditions of Approval Page 7 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
when additions are made that increase the building area to more than 3,600
square feet. Exception: A one-time addition to an existing building that does not
total more than 1,000 square feet of building area. 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 (C16) 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. CRC Sec. 313.2
as adopted and amended by CBLMC.
35. Water Supply Requirements: (As noted on Sheet AO) Potable water supplies shall
be protected from contamination caused by fire protectionwater 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). 2016 CFC Sec. 903.3.5 and Health and
Safety Code 13114.7
36. Address identification: (As noted on Sheet AO) 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
37. Construction Site Fire Safety: (As noted on Sheet AO) 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
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
Exhibit A - Conditions of Approval Page 8 of 8
PLN2019-005 — 1107 Bucknam Avenue - Site & Architectural Review Permit
to or alteration of approved construction documents shall be approved in advance.
[CFC, Ch.1, 105.3.6]