PC Res 4534RESOLUTION NO.4534
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2019-153) TO ALLOW THE CONSTRUCTION
OF A ONE-STORY, APPROXIMATELY 3,318 SQUARE -FOOT
SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 1110
WEKIVA 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 PLN2019-153:
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 9,594 square -foot parcel located along Wekiva Avenue,
between Sonuca Avenue and Peggy Avenue.
4. The proposed project consists of the construction of a 3,318 square -foot one-story
single-family residence.
5. The proposed project will result in a building coverage of 35% and a Floor Area
Ratio (FAR) of .35, 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 hipped 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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PLN2019-153 — 1110 Wekiva 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 (PLN2019-153) to allow the construction of a one-story
approximately 3,318 square -foot single-family residence on property located at 1110
Wekiva Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 22nd day of October, 2019, by the following roll call vote:
AYES: Commissioners: Buchbinder, Ching, Hines, Krey, Ostrowski, and Rivlin
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
ATTEST:
APPROVFD-
Paul Kermoyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2019-153)
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
(PLN2019-153) to allow the construction of a one-story approximately 3,318 square -
foot single-family residence on property located at 1110 Wekiva Avenue. The
project shall substantially conform to the Revised Project Plans, stamped as
received by the Community Development Department on September 13, 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 November 1, 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 Framing 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. 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
window location, and minor alterations to fagade material. All other modifications are
subject to review at a public hearing.
5. 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
Exhibit A - Conditions of Approval Page 2 of 7
PLN2019-153 — 1110 Wekiva Avenue -Site & Architectural Review Permit
..
Building plan set during construction shall require submittal of a Building Permit
Revision and approval by the Building Official prior to Final Inspection.
6. 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.
F
7. 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.citvofcamPbell.com/DocumentCenterNiew/l76 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 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."
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 7
PLN2019-153 — 1110 Wekiva 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. 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.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
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
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 4 of 7
PLN2019-153 — 1110 Wekiva Avenue - Site & Architectural Review Permit
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 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
18. 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.
19. 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.
20.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.
21. 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.
22. 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.
23. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
Exhibit A - Conditions of Approval Page 5 of 7
PLN2019-153 — 1110 Wekiva Avenue - Site & Architectural Review Permit
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. Demolition Permit: Applicant shall apply for and obtain a Demotion Permit prior to
issuance of the building permit for the new dwelling..
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.
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.
PUBLIC WORKS DEPARTMENT
27. 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, Wekiva Avenue has been designated to remain
unimproved and as such the applicant will not be required to construct new curb,
gutter or sidewalk.
28. 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 $467.00
29. Water Meter: The project has an existing water meter installed in the public right-of-
way. If the water service is required to be upsized as part of the project (i.e. due to
fire sprinklers), then the new water meter shall be installed on private property
behind the public right-of-way line.
30. 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.
Exhibit A - Conditions of Approval Page 6 of 7
PLN2019-153 — 1110 Wekiva Avenue - Site & Architectural Review Permit
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.campbelf.ca.us/219) has detailed information
on the streets currently under moratorium and enhanced restoration
requirements.
31. 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
32.. 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.
33'. Fire Sprinklers Required: (As noted on Sheet AA-1) 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
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
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PLN2019-153 — 1110 Wekiva Avenue - Site & Architectural Review Permit
department for review and approval prior to beginning their work. CRC Sec. 313.2
as adopted and amended by CBLMC.
34. 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).
2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
35. 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
36. 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
37. 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]